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Application No.: 15/00796/B Applicant: Clear Pharmacy (IOM) Limited Proposal: Conversion of two retail units into one retail unit Site Address: Units 1 & 2 Darnills Service Station Station Road Port Erin Isle of Man IM9 6AB Case Officer : Mr Edmond Riley Expected Decision Level: Officer Delegation
1.0 THE SITE - 1.1 The application site as defined in red represents the footprint of part of an existing building that lies within the larger complex of buildings centred around Darnill's petrol station on Station Road in Port Erin. Two independent retails units form the application site, while a lobby to the front of Unit 2 has been excluded from the site for some reason. This lobby provides access for all three of the commercial premises adjacent to it. - 1.2 The complex includes the filling station and associated grocery store and garaging, as well as a computer repair shop and a café. It lies just outwith the Proposed Conservation Area for the village.
2.0 THE PROPOSAL - 2.1 Full planning approval is sought for the conversion of the two retail units into a single unit, from which a pharmacy would operate. A separate application (PA 15/00792/D - see below) has also been submitted seeking express consent to erect an advertisement at the two properties. - 2.2 The front door to Unit 2 (the middle of the three units accessed off the lobby) is proposed to be replaced with two picture windows that would have aluminium frames. This would be the only physical alteration arising from the proposal. - 2.3 Various alterations are proposed inside that would enable the two units to operate singularly.
3.0 PLANNING HISTORY - 3.1 As noted, an application seeking express consent to erect an advertisement has been submitted. The two applications were submitted concurrently and so no decision has yet been issued with respect to PA 15/00792/D.
3.2 The application has been the subject of a number of historic proposals, both for development and advertisements, but none of these is considered specifically materials to the determination of the current application.
4.0 THE DEVELOPMENT PLAN - 4.1 The site lies within an area designated as 'Mixed Use' in the Area Plan for the South (Map 7), but is not specifically zoned as or for any specific mix of uses. With this in mind, it is considered that General Policy 2 of the Strategic Plan is of most relevance, though the wording of Business Policies 9 and 10, as well as Transport Policy 7, are also to be noted.
5.0 REPRESENTATIONS - 5.1 Port Erin Commissioners indicate that they support the application (05.08.15). - 5.2 Department of Infrastructure Highway Services indicate that they do not object to the application (04.08.15).
6.0 ASSESSMENT - 6.1 There is nothing especially objectionable about the proposal. Certainly the principle of a pharmacy business in this location is acceptable. While the loss of two small retail units might be considered unfortunate were there to be a shortage of units of this size, there is no evidence that this is the case. The active use of these buildings is to be welcomed, and the visual impact from the proposed frontage alterations is minimal and acceptable. No objection is therefore raised in respect of General Policy 2 of Business Policies 9 and 10. - 6.2 The highway safety implications are not straightforward to determine. On the one hand, having a commercial use adjacent but unrelated to an existing petrol station might present concern with respect to access and manoeuvring within the site given the various uses within the site and how the cars and pedestrians interact with one another. However, it cannot be ignored that there are already commercial premises here. Moreover, the pattern of use might be different - cafes often attract significant early morning trade, for example. With this in mind, it may well be that vehicle movements are likely to be more evenly spread throughout the day with respect to a pharmacy use than the current uses. This in itself should be viewed as a slight material improvement to the current situation, which might result in heavy use at certain times of day, and possibly resulting in congestion on the highway. It is therefore considered that the proposal is acceptable from the point of view of both General Policy 2 and Transport Policy 7.
7.0 RECOMMENDATION - 7.1 In view of the favourable conclusions reached in respect of the relevant policies, it is recommended that the application be approved.
8.0 INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:
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:
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.
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.
The development hereby approved relates to plan PA/01, date-stamped as having been received 15th July 2015. I confirm that this decision accords with the appropriate Government Circular delegating functions to a Senior Planning Officer. Decision Made : Permitted Date: 18.08.2015 Determining officer Signed : S CORLETT. Sarah Corlett Senior Planning Officer
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