Planning Officer Report

Planning Officer Report And Recommendations {{table:22666}}

Officer's Report

The Site

1. The site is the curtilage of an existing property, 36, Michael Street, a mid- terraced property on the southern side of Michael Street with a narrow lane at the rear. The premises accommodate a shop on the ground floor with a kitchen and store to the rear. On the first floor are an office, store and bathroom and on the second floor are two bedrooms. Pedestrian access is available into the shop from Michael Street and there is then access through the shop into the rear kitchen and out into the rear yard and ultimately to the rear lane. Access is therefore available to the accommodation above from both the shop and the rear yard.

1. The building has a brick-faced frontage with a decorative projecting bay window at first floor level, two large windows either side of the main front door and pedestrian access into the shop from the street.

The Proposal

1. Proposed is the re-organisation of the upper floors to provide one living units (two bedrooms on the second floor, a lounge kitchen, bathroom and utility room on the first floor and the shop, enlarged on the ground floor. The shop and living accommodation will have separate access.

1. The existing pitched roofed rear annex is to be removed and the existing adjacent pitch is to be continued into the rear yard of the existing property. Two flues and a rooflight will be inserted into the new rear lean-to roof and a new door and two new windows are to be inserted into the side elevation of the new rear annex, two new pedestrian doors and an entrance to the meter boxes and wheelie bin store on the rear of the new annex, an existing pitched roof dormer on the rear main pitch is to be removed and the roof made good and an existing rear chimney stack removed and the roof made good.

Planning Status And Policy

1. The site lies within an area of Mixed Use on the Peel Local Plan of 1989. The site also lies within Peel's Conservation Area.

1. As such, the following Strategic Plan policies are considered applicable in this case:

General Policy 2 states: "Development which is in accordance with the land use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:

b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the space around them; c) does not affect adversely the character of the surrounding landscape or townscape; g) does not affect adversely the amenity of local residents or the character of the locality; h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; i) does not have an adverse effect on road safety or traffic flows on the local highways; j) can be provided with all necessary services."

Environment Policy 35 states "Within Conservation Areas, the Department will permit only development which would preserve or enhance the character of appearance of the area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development."

Planning History

1. Planning permission was refused for the installation of illuminated signage under PA 06/0982.

Representations

1. There are no representations on file at the time of writing.

Assessment

1. The proposed alterations will not result in any significant change in traffic generated by the use of the building, but the changes will result in a more efficient use of the building and a better arrangement for access and servicing for its users. It is more likely that the building will be maintained and used if the proposed changes are effected and thus, a better presentation to the streetscene and contribution to the vitality and interest of the town centre, which is also historically important.
2. The proposed changes are considered to be positive and the application is recommended for approval.

Party Status

1. The local authority, Peel Town Commissioners is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status.

Recommendation

Recommended Decision: Permitted Date of Recommendation: 12.11.2012 Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

• : Notes attached to refusals

C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

C 2. This permission relates to the alterations and extensions shown in drawings 100, 101, 200b, 201b and 202 all received on 9th October, 2012.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.

Decision Made : Permitted Date : 13/11/12

Determining officer (delete as appropriate)

Signed : G. W. W. Anthony Holmes Senior Planning Officer

Signed : Michael Gallagher Director of Planning and Building Control

Signed : Sarah Corlett Senior Planning Officer

Signed : Jennifer Chance Development Control Manager