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15/00731/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 15/00731/B Applicant : Hospice Properties Limited Proposal : Alterations to rear store to create additional sales display area Site Address : Hospice Shop 9 Arbory Street Castletown Isle Of Man IM9 1LH
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 9, Arbory Street, a thin piece of land which stretches from Arbory Street through to Farrants Way to the south. The site has a frontage to Arbory Street of around 3m which provides a shopfront for a shop unit which extends back into the site by around 18m including a toilet and staff room at the rear. To the rear of this is additional enclosed accommodation which is used as a store. A residential unit sits above the shop facing onto Arbory Street.
THE PROPOSAL 2.1 Proposed is the use of the store at the rear as an additional area for the display of goods for sale - essentially an extension to the shop floor area. A new pedestrian entrance is proposed from the rear in the form of a triple section aluminium door, through which goods could also be delivered and removed. An external staircase sits to the left of this giving access to the residential unit above.
PLANNING STATUS AND POLICY 3.1 The site lies within an area designated on the Area Plan for the South adopted in 2013 as Mixed Use and also within Castletown's Conservation Area.
3.2 As such, the following Strategic Plan policies are considered appropriate:
Environment Policy 35 states "Within Conservation 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".
Business Policy 9 states: "The Department will support new retail provision in existing retail areas at a scale appropriate to the existing area and which will not have an adverse effect of adjacent retail areas. Major retail development proposals will require to be supported by a Retail Impact Assessment. Major development is defined as those over 500 sq m measured externally)."
Business Policy 10 states: "Retail development will be permitted only in established town and village centres, with the exceptions of neighbourhood shops in large residential areas and those instances identified in Business Policy 5."
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15/00731/B
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3.3 The APS presumes in favour of the retention of retail floor space within Castletown town centre (Mixed Use Policy 1).
PLANNING HISTORY 4.1 The premises have been subject to three applications which related to alterations to the building - PAs 01/01905/B, 13/00174/B and 13/00824/B.
REPRESENTATIONS 5.1 Castletown Town Commissioners indicate that they do not object to the application (16.07.15).
ASSESSMENT 6.1 The changes are minimal and result only in the introduction of new doors on the rear elevation which will add interest to the rear elevation and not significantly change its character or appearance. The addition of floor space will enable the shop to sell more items and/or a greater range of items and also potentially allow pedestrian access from the rear which may be useful if the customer has parked their vehicle in one of the many spaces off and around Farrants Way.
6.2 The application is considered to be acceptable and 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 (e) The local authority in whose district the land the subject of the application is situated.
With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word ‘Department’ to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 03.08.2015
Conditions and Notes for Approval: C : Conditions for approval N : Notes attached to conditions
C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
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15/00731/B
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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.
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This approval relates to drawings 795.01 and 795.02 both received on 30th June, 2015.
I confirm that this decision accords with the appropriate Government Circular delegating functions to the Director of Planning and Building Control.
Decision Made : Permitted Date : 04.08.2015
Determining officer
Signed :...M GALLAGHER..
Michael Gallagher
Director of Planning and Building Control
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