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Application No.: 14/01383/B Applicant: Onchan District Commissioners Proposal: Conversion from Emergency services HQ to retail and office space Site Address: Elm Tree House Elm Tree Road / Main Road Onchan Isle Of Man IM3 1AH Case Officer : Miss Laura Davy Expected Decision Level: Officer Delegation
1.0 THE SITE - 1.1 The application site is the curtilage of Elmtree House, Elm Tree Road/Main Road, Onchan which is a three storey split level building. The building when viewed from the Main Road appears three storeys in height, but when viewed from Elm Tree Road it appears two storeys in height. The frontage which faces onto Elm Tree Road is predominantly glazed with brick above and a mansard roof above that with five roof lights installed. The second floor is vacant but was previously used as office accommodation. The first floor is vacant but has had a previous use as Emergency Services Headquarters. Six parking spaces are associated with the building and form part of the application site.
2.0 THE PROPOSAL - 2.1 The application seeks approval for the change of use from Emergency Services Headquarters to retail and office space. Also proposed is the installation of doors in the glass façade. The doors would also be fully glazed. Six parking spaces would be retained within the application site.
3.0 PLANNING HISTORY - 3.1 The previous planning applications are not considered to be specifically material in the assessment of the application.
4.0 DEVELOPMENT PLAN POLICIES - 4.1 The application site is within an area zoned as "Mixed Use Residential/Office/Retail" identified on The Onchan Local Plan 2000. Given the nature of the application it is appropriate to consider General Policy 2 and Business Policy 9 of The Isle of Man Strategic Plan (20th June 2007).
5.0 CONSULTATIONS - 5.1 Highway Services, in an email received 5th January 2014, comment on the application. They do not oppose but note that depending on what retail business is to utilise the premises may require additional parking.
6.1 The key considerations in the assessment of the application are the principle, the impact upon the character and appearance of the street scene, the impact upon the amenities of the neighbouring properties and the impact upon parking and highway safety. - 6.2 The site is within an area zoned as Mixed Use which includes offices, residential and retail, therefore the principle of the development is acceptable. The ground floor of the building is used as retail and the second floor is used as office accommodation. It is considered that the proposed retail use of the first floor would be compatible with the adjoining uses. - 6.3 Given that the proposed retail use would be compatible with the adjoining uses it is considered that the proposal would not have an adverse impact upon the amenities of the neighbouring properties. - 6.4 It is considered that the external alterations would be fairly minimal and would not significantly affect the external appearance of the building. - 6.5 In terms of impact upon parking and highway safety, there are ten parking spaces to the front of the building, some of these are private spaces and the remainder are public car parking and not within the curtilage of the building. The building was previously used as Emergency Services Headquarters, but the building has been vacant for just over two years when the fire services relocated to Woodbourn Road. Five parking spaces would be associated with the office accommodation and one would be associated with the retail unit. - 6.6 The six parking spaces would be sufficient for the proposed use of the building, there would also be four public car parking spaces which would provide parking for customers visiting the premises. It is considered that the proposed parking would comply with the parking standards set out in Appendix 7 of The Isle of Man Strategic Plan. Highway Services do not oppose. - 6.7 It is considered that the proposal would make use of a vacant under-used building which would be a compatible use with the existing adjacent uses. - 6.8 For the above reasons the application is considered to be acceptable and is recommended for approval.
7.0 PARTY STATUS 7.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:
Recommendation Recommended Decision: Permitted Date of Recommendation:
29.01.2015
Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval
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.
This approval relates to drawings 001, 002, Existing Plans and Elevevations and Proposed Plans and Elevations date stamped 4th December 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; 03.02.2015 Determining officer (delete as appropriate) Signed :…………………………………….. Chris Balmer Senior Planning Officer Signed :……S CORLETT………….. Sarah Corlett Senior Planning Officer Signed :…………………………………….. Michael Gallagher Director of Planning and Building Control Signed :…………………………………….. Jennifer Chance Head of Development Management
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