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1.1 The application site is the curtilage of Island Seafare Building, The Quay, Port St Mary which is a two storey brick building with metal sheeting on the roof. There is a single storey metal clad lean-to structure attached to the side elevation of the building. There is car parking adjacent to the building. The building faces out onto the harbour.
2.1 The application seeks approval for the erection of an extension to the lean-to structure to provide a freezer room. The extension would be finished in painted metal cladding to match the existing structure.
3.1 The following previous applications are considered to be specifically material in the assessment of the current application: PA 92/00223/A Approval in principle for extension to Manesca shellfish factory - approved PA 95/00417/B Extension to existing shellfish factory - approved PA 99/01523/B Extension to existing seafood factory to provide store - approved
4.1 The application site is within an area identified as "Harbour Area" on The Area Plan for the South 2013. It is also within the Proposed Conservation Area. Given the nature of the application it is appropriate to consider General Policy 2 and Environment Policy 35 of the Isle of Man Strategic Plan (20th June 2007).
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 spaces 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 watercourses; e) does not affect adversely public views of the sea; f) incorporates where possible existing topography and landscape features, particularly tress 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 unacceptable 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.
Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development.
4.4 Paragraph 6.25.1 and Employment Proposal 4 of The Area Plan for the South 2013 are considered to be relevant in the assessment of the application.
The harbours in Castletown and Port St Mary are in active use and as such there is some harbour related use of the surrounding buildings. Within these areas some expansion of existing industry or the introduction of new marine based industry may be permitted as long as this does not prejudice the use of the harbour area for leisure or tourist purposes.
New industrial development within the harbour areas of Castletown and Port St Mary should be marine based, and of a scale which is appropriate for a relatively small port. Such development should where possible: be sited immediately adjacent to existing industrial uses; not adversely affect the amenity of neighbouring residents; and not prejudice the use of the harbour area for leisure or tourist development by virtue of restricting access to existing or possible future leisure facilities. New industrial buildings must be designed and finished to a high standard so as to acknowledge the prominence and important of the harbour-side location.
5.1 There are a number of issues which need considering in the assessment of the application, these are:
5.2 The application site is within an area zoned as "Harbour", The Area Plan for the South identifies that new industrial development within the harbour area should be marine based. The existing use of the building is marine based and therefore is in accordance with this zoning.
5.3 The extension would be adjacent to the harbour and would provide additional freezer space for the storage of seafood products. The proposed extension would be used in association with the existing building.
5.4 The proposed extension would be sited adjacent to the harbour which is the furthest area from the residential properties on Lime Street which back on to the harbour area.
5.5 The proposal provides additional freezer areas not an additional sales area and therefore the proposal is unlikely to generate additional traffic.
5.6 If the Inspector is minded to recommend approval, the following conditions are appropriate:
C1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C2. The development hereby approved shall not be carried out except in full accordance with 1068-000, 1068-001 and 1068-002 date stamped as having been received 6th March 2014.
C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: Notes attached to refusals
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