Planning Officer Report Recommendation

Application No.: 09/00349/C Applicant: Kestrel Insurance Services Ltd Proposal: Change of use of existing retail unit to an insurance brokers Site Address: 8 - 12 Main Road, Onchan, Isle Of Man, IM3 1AS ### Considerations Case Officer: Mr A Holmes Photo Taken: Senior Planning Officer Site Visit: Senior Planning Officer ### Written Representations ### Consultations Consultee: Highways Division Notes: Do not oppose Consultee: Onchan Commissioners Notes:** Approved.

Officer's Report

The Application Site And Planning Application

The application site comprises a property located on Main Road, Onchan.

The planning application seeks approval for the change of use of the existing retail unit to an insurance office.

Planning History

Whilst the application site has been the subject of a number of previous planning applications it is considered that none of these are specifically material to the assessment of this current planning application.

Representations

Onchan District Commissioners recommend that the planning application be approved.

The Department of Transport Highways Division do not oppose the planning application.

Planning Policy

In terms of local plan policy, the application site is located within a wider area of land that is designated as mixed use (residential/office/retail) under the Isle of Man Planning Scheme (Onchan Local Plan) Order 2000.

In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains two policies that are 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."

ASSESSMENT

The planning application seeks approval for the change of use of the existing retail unit to an insurance office.

Given that the property is located within an area of mixed use development, which already includes offices, the proposed change of use is not unusual or generally unreasonable. Indeed in terms of impact it is considered that the existing use as a retail unit (ladies fashion shop) has the potential for more trip generation and overall use than the proposed use as an insurance office.

It is concluded that the proposed use accords with the land use designation and the provisions of the relevant planning policy contained within the Isle of Man Strategic Plan 2007. Accordingly, it is recommended that the application be approved.

PARTY STATUS

It is considered that the following parties that made representations to the planning application meet the criteria of Government Circular 1/06 and should be afforded interested party status:

Onchan District Commissioners; and The Department of Transport Highways Division.

Recommendation

Recommended Decision: Permitted Date of Recommendation: 08.04.2009 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 use must be taken up within four years of the date of this notice in order for this approval to remain valid after that time.

C 2. This approval relates to the use of the building defined by the red line on drawing no. P01 date stamped the 2nd March 2009.

I confirm that this decision accords with Government Circular No 10/09, Delegation of Functions (Development Procedure), GC No 11/09 (Advertisements) and GC No 12/09 (Registered Buildings) all to the Senior Planning Officer

Decision Made : Permitted Date : 07/06/09

Signed : ______________________________ Senior Planning Officer

8 April 2009 09/00349/C Page 2 of 2