Planning Officer Report 12/01364/B

Planning Officer Report And Recommendations {{table:22853}} {{table:22852}}

Officer's Report

The Site

1. The site is the curtilage of the former Viking Longhouse, now Mariner's Wharf - a development of retail units and apartments formed through the conversion and redevelopment of the former structures on the site. The site lies on the eastern side of East Quay.

1. The site has a car park with gated access off East Quay, which provides parking facilities for residents of the associated development.

The Proposal

1. Proposed is the installation of a roof structure over the right hand side of the car park as one enters from the street. The roof will be formed through a timber structure with membrane on top. The height of the roadside wall will be increased from 2m to 2.7m on both sides, hiding the proposed roofing from view from the street. The balcony alongside the proposed canopy is to be amended to take account of the new structure.

Planning Status And Policy

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

1. As such, the proposal should be considered in light of two particular Strategic Plan policies:

"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:

a) is in accordance with the design brief in the Area Plan where there is such a brief; 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; d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;

e) does not affect adversely public views of the sea; f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; 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; k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and n) is designed having due regard to best practice in reducing energy consumption."

and

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. The building was approved for conversion to residential units under a series of applications between 2006 and 2008 and the scheme is now complete and occupied. One of the ground floor retail units has been the subject of a recent application for conversion to a residential unit (PA 12/1032). This application has been permitted but is the subject of an appeal.

Representations

1. The owner of the retail unit which is the subject of the application for conversion referred to above, indicates that she will object to the proposal if it in any way interferes with her proposals for change of use of the unit to a residence, particularly the provision for means of escape.

Assessment

1. The canopy will have limited visual impact from the public perspective as the roadside wall is to be raised in height. As such it is considered that there will be no adverse impact on the Conservation Area.

1. The canopy will not affect the operation of the window in the retail/residential unit alongside as it is above the level of the window and as such will not affect the operation/use of this unit.

1. It is considered that the proposal does not affect the character of the Conservation Area nor the amenities of the adjacent units and as such 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.

1. The owner of the retail unit alongside should be granted party status as the retail unit is immediately alongside the application site.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 27.11.2012

Conditions and Notes for Approval / Reasons and Notes for Refusal

C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: 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 erection of a canopy over the car park area and the raising of the height of the roadside wall all as shown in drawings 100A and 01 both 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: ...

Determining officer (delete as appropriate)

Signed: ... Anthony Holmes Senior Planning Officer

Signed: ... Michael Gallagher Director of Planning and Building Control

Signed: ... Jennifer Chance Development Control Manager