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PLANNING OFFICER REPORT AND RECOMMENDATIONS Application No. : Applicant: Proposal: 14/00444/B Co-operative Group Demolition of existing stone boundary wall to rear of store and erection of a replacement wall to replicate original Co-operative Store Michael Street Site Address: Peel Isle Of Man IMS IHB Case Officer: Photo Taken : Site Visit: Expected Decision Level : Officer Delegation Miss Melissa McKnight Officer's Report 1.0 THE APPLICATION SITE The application site is the curtilage of the Co-Operative which is located on the northern side of Michael Street in Peel within the Peel Conservation Area. 1.1 1.2 Shoprite adjoins the application site on the eastern elevation and a hairdresser adjoins the building on the western elevation. 2.0 THE PROPOSAL This current planning application seeks approval for the demolition of the existing stone wall to the rear of the building and the erection of a replacement wall which would replicate the original. 2.1 A 11.7 metre stretch of the wall is to be removed as it is currently in a state of disrepair and is on the brink of collapsing, The section of wail to be demolished would be rebuilt using Manx random rubble as per the existing with the same height and thickness as the existing also. 2.2 The wall is in joint ownership with three properties; Shoprite and No, 5 Orry Lane. The Co-Operative plan to undertake the works following engineer's recommendations and will notify and agree the works with the surrounding owners. 2.3 3,0 PLANNING HISTORY 3.1 The application site has been the subject of five planning applications, none of which are considered materially relevant to the assessment of this current planning application. 4.0 PLANNING POLICY In terms of local plan policy, the application site is within an area zoned as Mixed Use under the Peel Local Plan 1989. 4.1 14/00444/B Page 1 of 4 3 June 2014

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In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains two policies that are considered specifically relevant to the assessment of this current planning application: 4.2 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: (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 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 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." Environment Policy 35 states: "Within ConsePi/ation 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." 5.0 REPRESENTATIONS Peel Town Commissioners have no objection to the current planning application, 5.1 The Department of Infrastructure Highway Services do not oppose to the current planning application. 5.2 A representation has been received from the owner of Shoprite which adjoins the Co­ operative on the eastern elevation. Whilst they have no objection to the proposal, they do request that they are consulted with prior to the carrying out of any works to discuss working practices. The representation also made comment to the site being within a Conservation Area and the new wall should replicate the existing. A final statement was made making reference to there being no sign of movement within the room at the back of Shoprite in which the existing wall supports. 5.3 6.0 ASSESSMENT The two issues to consider in the assessment of this planning application is the impact of the reconstruction of the wall on the appearance of the locality and character and quality of Pee! Conservation Area and the impact of the new walling on Shoprite and No. 5 Orry Lane. 6.1 14/00444/B 3 June 2014 Page 2 of 4

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The proposed reconstruction of the section of walling would inevitably improve the structural stability of the wall and rear wall to Shoprite. As already mentioned in Paragraph 2,2 of this report, the present stability of the wall is deteriorating and is close to collapsing. 6.2 6.3 The proposed Manx random rubble finish of the wall would replicate the existing and match the remaining section of walling. Therefore, the development proposed would without doubt improve the appearance of the locality and preserve the character and quality of Pee! Conservation Area bank given the form of the existing dilapidated weathered wall. As mentioned by the applicant. The Co-Operative plan to undertake the works following engineers recommendations and will notify and agree the works with the surrounding owners, In terms of visual amenity of the new walling on No. 5 Orry Lane, as the wall would replicate the existing, the new walling is not considered to deter from the existing character or appearance of the two dwellings that make up No. 5 Orry Lane. 6,4 7.0 RECOMMENDATION 7.1 Overall, what is proposed under this scheme is a welcomed form of development and is deemed acceptable. As such the planning application is concluded to accord with the provisions set out in General Policy 2 and Environment Policy 35 of the Isle of Man Strategic Plan 2007 and is recommended for approval. 8.0 PARTY STATUS 8.1 The local authority, Peel Town Commissioners, is by virtue of the Town and Country Planning (Development Procedure) (No. 2) Order 2013, paragraph 6 (4)(e), considered "interested persons" and as such should be afforded party status. 8.2 The Highway Authority is granted interested party status under the Town and Country Planning (Development Procedure) (No. 2) Order 2013 paragraph 6 (4)(d). 8.3 It is considered that the following parties that made representations to the planning application should be afforded interested party status: The owners and/or occupiers of Shoprite, Michael Street Recommendation Recommended Decision: Permitted Date of Recommendation: 28,05.2014 Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal 0 : Notes attached to refusals 3 June 2014 14/00444/B Page 3 of 4

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C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. Reason: Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals. To comply With article 14 of the Town and Country Planning (Development N 1. The applicant is recommended to maintain communication with the occupants of Shoprite and No. 5 Orry Lane in respect of the works forming a mutual boundary. This approval relates to Location Plan, Site Plan and Drawing No. BS:001 date stamped as received on 9th April 2014. I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer. 1 Decision Made: Permitted Date: Determining officer (delete as appropriate) Signed :... Chris Balmer Senior Planning Officer Signed :... Sarah Corlett Senior Planning Officer Signed : Michael Gallagher Director of Planning and Building Control Head of Development Management Signed ;... Jennifer Chance 3 June 2014 14/00444/B Page 4 of 4