31934

==== PAGE 1 ====

20 August 2014 14/00832/B Page 1 of 4 PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 14/00832/B Applicant : Port St Mary Commissioners Proposal : Alterations to entrance way to gardens Site Address : Garden Of Remembrance Bay View Road Port St. Mary Isle Of Man

Case Officer : Miss S E Corlett Photo Taken : 06.08.2014 Site Visit : 06.08.2014 Expected Decision Level :

Officer Delegation

Officer’s Report

THE SITE 1.1 The site is the curtilage of a War Memorial and Garden of Remembrance situated on the seaward, eastern side of Bay View Road in the heart of Port St. Mary village. The site is approximately 12m at its widest point and 20m long (north to south). The site accommodates a flagpole, seats, flower beds and pathways all accessed by pedestrians only from a 1.7m opening off the footway on the eastern side of the road. The access is through a round pergola on top of dashed rendered walls.

THE PROPOSAL 2.1 Proposed are alterations to the site, some of which would not be classed as development. However, the scheme also includes widening the pedestrian entrance to almost 6m which constitutes development in accordance with the Town and Country Planning Act 1999.

2.2 The widened access will narrow in to a point which is 2m wide at 2m in, the surface will be finished in dark grey coloured granite paving with a wavy pink line widening from the footway to the flagpole where it forms a curved area centring on the flagpole with a new poppy themed bronze screen as a backdrop to the flagpole. The eastern boundary of the site will be formed by wrought iron railings 850mm high. The area which is not to be paved will be grassed and the existing bench seating re-positioned at the outer edge of the paved area facing towards the flagpole. The roadside boundary will continue to be formed by a low stone wall with rounded coping.

PLANNING STATUS AND POLICY 3.1 The site lies within the village boundary and within an area identified as POS on the Area Plan for the South adopted in 2013. There is no change in the use of the site and as such the provisions of General Policy are applicable as follows:

"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 spaces around them; (c) does not affect adversely the character of the surrounding landscape or townscape; (e) does not affect adversely public views of the sea;

==== PAGE 2 ====

20 August 2014 14/00832/B Page 2 of 4 (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; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan."

3.2 The site lies within a proposed Conservation Area which is not being progressed at the present time. Environment Policy 35 states:

"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."

PLANNING HISTORY 4.1 The site has not been the subject of any previous planning applications.

REPRESENTATIONS 5.1 The owners of Boolavur which lies immediately to the south of the site support the principle of the works but request that materials used are indigenous to the Island, that the overall scheme is low maintenance and that there is some planting.

ASSESSMENT 6.1 The proposals are consistent with the land use designation of the site. The widening of the access will enable easier accessibility, particularly for those with pushchairs or wheelchairs but will have a visual impact on the streetscene. However, the paving is attractive and there is an increased area of grass, softening the visual impact within the streetscene and it is considered that whilst the widening of the opening will have an impact, this is offset by the improvement and softening of the character of what may be seen within the site.

6.2 The works within the site will open up the area for better use and will emphasise the focus of the flagpole and Memorial, giving the site better character and purpose without adversely affecting its contribution to the streetscene. The railings will allow views through to the sea and harbour. The bronze poppy screen is a very attractive and appropriate feature for this site.

6.3 The materials are unlikely to be indigenous and it would not be appropriate to require that they are as this is not a material planning consideration. The scheme would benefit from planting rather than just an extent of grass although the introduction of planting will increase the element of the maintenance of the site. This is also not a material planning consideration.

6.4 In summary, the works do not contravene any of the Strategic Plan policies and will enhance an important public site in a prominent position within the village and would contribute positively to any Conservation Area designated here. As such it is recommended for approval.

PARTY STATUS 7.1 The local authority, Port St. Mary Commissioners are, 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.

==== PAGE 3 ====

20 August 2014 14/00832/B Page 3 of 4 7.2 Department of Infrastructure Highway Services is granted interested party status under the Town and Country Planning (Development Procedure) (No 2) Order 2013 paragraph 6 (4) d.

7.3 The residents of Boolavur are alongside the site and as such should be afforded interested person status.

Recommendation

Recommended Decision:

Permitted

Date of Recommendation:

20.08.2014

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 approved shall be begun before the expiration of four years from the date of this decision notice.

Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

C 2. The grassed area must include planted areas for flowers and shrubs, details of which must be approved by the Department prior to the commencement of any works on site.

REASON: to enhance the appearance of the site within the streetscene and for the users of the facility.

--

This approval relates to drawings reference ap(20)03, 12TS007A-01 and ap10 all received on 11th July, 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.

Decision Made : Permitted Date : 21/08/14

==== PAGE 4 ====

20 August 2014 14/00832/B Page 4 of 4

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

Signed : Jennifer Chance Jennifer Chance

Head of Development Management