Loading document...
==== PAGE 1 ====
15/00130/B
Page 1 of 3
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 15/00130/B Applicant : Mr Chris Millward Proposal : Conversion of ground floor shop to residential accommodation alterations to rear garage and installation of replacement windows and door Site Address : 43 New Road Laxey Isle of Man IM4 7BQ
Case Officer : Miss S E Corlett Photo Taken :
Site Visit :
Expected Decision Level :
Officer Delegation
Officer’s Report
THE SITE 1.1 The site is the curtilage of 43, New Road, a three storey building which fronts onto New Road, alongside a very modern two storey showroom, and which backs onto Rencell Hill from where the property is four storey, due to the fall in the level of the land from front to back. Currently the property has a retail unit on the ground floor, accessed from New Road.
THE PROPOSAL 2.1 Proposed is the conversion of the ground floor shop unit with kitchen at the rear into a larger kitchen and dining room. The physical changes to the building include the replacement of the existing shopfront, enlargement of the existing garage door and the replacement of all of the windows in the property with uPVC framed sliding sashes. The garage door will be widened from 2.2m to 3m and have a roller shutter door fitted. The windows which have curved heads will have the frame replicated in uPVC.
PLANNING POLICY AND STATUS 3.1 The site lies within an area designated on the Laxey and Lonan Area Plan of 2005 as Mixed Use (residential/retail/offices) and the site also lies within the Conservation Area in Laxey. The Plan considers the future of the village as a retail provider and concludes that "Whilst it may be considered desirable to reserve certain parts of the village for retail purposes, only in the hope that this may make viable those properties which presently are not, rigid application of this type of policy would more likely result in unused and vacant shops, lack of maintenance or investment of any kind which is not considered desirable or appropriate in an area of such interest and importance to visitors" (paragraph 2.5). An ensuing policy states that within areas of Mixed Use retail, offices, residential, tourism or surgeries may be acceptable provided that the development may be satisfactorily serviced and it would not be detrimental to adjacent land users.
3.2 The Strategic Plan does not provide advice to steer retail to particular floors of buildings, only that it should be directed to town and village centres. It has a policy which requires the preservation or enhancement of buildings within the Conservation Area (Environment Policy 35).
PLANNING HISTORY
==== PAGE 2 ====
15/00130/B
Page 2 of 3
4.1 The site has been the subject of a number of applications for changes of use to the sale of take away fast food, restaurant, offices, and for the replacement of windows with casements. The last proposal was refused the remainder were approved.
REPRESENTATIONS 5.1 Laxey Village Commissioners and Department of Infrastructure Highway Services indicate that they do not oppose the application (18.2.15 and 6.3.15).
5.1 A resident of South Cape considers that the plans do not show clearly what is proposed and considers the proposed door of poor design and not appropriate for the Conservation Area where development is to enhance or preserve the area (02.03.15).
ASSESSMENT 6.1 Further plans have been sought to illustrate the proposed replacement shopfront. This illustrates that the shopfront windows will go from three large panes into four sections with a top light and larger lower lights which bring the windows more in line with the property next door and add a little more interest. The door will be replaced by a single pane with surrounding frame and the existing square fanlight retained. The impact of this is considered a marginal improvement and thus in compliance with AP 35.
6.2 At the rear the streetscene is less interesting, with rear doors and garage doors characterising the streetscape. What is proposed will enlarge the existing garage door opening slightly but only by as much as would result in a neutral impact on the character and appearance of the property.
6.3 The loss of the retail unit is disappointing but for some time the village has been struggling to remain a vibrant and economical centre. Only very recently has planning approval been granted for the redevelopment of the New Inn public house almost opposite, to residential - 14/00349/B. There does not appear to be a strong policy presumption against the loss of retail units within the village.
6.4 The application is considered to have at worst a neutral impact on the Conservation Area and arguably a modest enhancement and as such the application is recommended for approval.
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: (a) The applicant, or if there is one, the applicant's agent; (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested; (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material; (d) The Highways Division of the Department; and (e) The local authority in whose district the land the subject of the application is situated.
7.2 The resident of South Cape is not directly affected by the proposal and should not be afforded interested person status in this case.
Recommendation
Recommended Decision:
Permitted Date of 23.03.2015
==== PAGE 3 ====
15/00130/B
Page 3 of 3
Recommendation:
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.
--
This approval relates to drawings 1282.1, 1282.2, 1282.3, 1282.4, the location plan and the Phoenix Windows illustrations, all received on 6th February, 2015 and 1282.5 received on 20th February, 2015.
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 : 24.03.2015
Determining officer (delete as appropriate)
Signed :... Chris Balmer
Senior Planning Officer
Signed :... Sarah Corlett
Senior Planning Officer
Signed : Michael Gallagher Michael Gallagher
Director of Planning and Building Control
Signed :... Jennifer Chance
Head of Development Management
Copyright in submitted documents remains with their authors. Request removal