Officer Planning Report

Planning Report And Recommendations {{table:79611}} {{table:79612}} {{table:79613}} ## Written Representations ### Consultations

Officer's Report

The Site

The site represents the curtilage of Motors & Mowers, which is located at the corner of Station Road and Main Road in Kirk Michael. The site consists of a single storey building and larger workshop building both of which are accessed off Station Road.

The Proposal

The planning application seeks approval for the removal of a section of the wall (1.5m wide) which fronts the shop.

Planning Status

The application site has been zoned under the Kirk Michael Local Plan, 1994, as being within an area of works use. The Isle of Man Strategic Plan 2007 contains one policy which is considered specifically material to the assessment of this current planning application - 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."

Planning History

The following planning applications should be considered relevant in the assessment and determination of this application: Construction of a conservatory showroom extension to existing showroom (06/01464/B) – approved Change of use of car showroom for the sale of garden machinery, equipment and plants (04/00648/C) – approved Erection of car showroom & workshop (94/00902/B) – approved Demolition of existing garages & construction of shop units, cafe and 2 self-contained flats (93/00500/B) – approved Approval in principle for demolition of existing & erection of cafe, shops, hairdressers & associated buildings (92/01638/A) – approved Approval in principle for demolition of existing & construction of car showroom/office accommodation (92/00578/A) – approved

Representations

The Department of Transport Highways Division do not oppose the development.

The Michael Commissioners have no objection with the proposal.

Assessment

The proposed section of the wall to be removed would be a very minor alteration which would provide pedestrians with a safe access to the shop. As a result the proposed development would have no adverse impact of the character of the application site or the surrounding area in general.

Recommendation

For these reasons the proposal is considered acceptable and it is recommended that the planning application be permitted.

Party Status

It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status:

The Department of Transport Highways Division

The Michael Commissioners

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 27.02.2009

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

• : Notes attached to refusals

C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

C 2. This approval relates to the submitted Location Plan and Photographs received on 7th January, 2009.

I confirm that this decision accords with Government Circular No 56/08 (Delegation of Functions to the Acting Senior Planning Officer), GC 55/08 for Advertisements and 69/08 for Registered Buildings.

Decision Made : Permitted Date: 6/3/9

Signed: D.B.A. Acting Senior Planning Officer