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                                                 15/01062/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 15/01062/B Applicant : The Co-operative Group Proposal : Shop front colour change, installation of ATM, two bollards and two lighting columns in the car park Site Address : Co-Op Supermarket Christian Street Ramsey Isle of Man IM8 1DG

Case Officer : Mr Jason Singleton Photo Taken : 08.10.2015 Site Visit : 08.10.2015 Expected Decision Level : Officer Delegation

Officer’s Report

APPLICATION SITE 1.1 The application site is the curtilage of the Co-operative supermarket, a large detached building on a corner plot, which is located on the northern side of Albert Street and east of Christian Street, Ramsey.

THE PROPOSAL 2.1 As part of the stores forthcoming refit, the application is to change the colour of the existing white shop front to Grey (RAL 7043) traffic grey B-Matt. It is also proposed to install an ATM machine and associated anti-ram raid bollards. Furthermore, 2 no. new lighting columns are proposed in the car park adjacent to the disused land next to the Co-op store.

PLANNING HISTORY 3.1 06/01221/D - Erection of signage. Approved. 07/01714/B - Installation of an external ATM. Approved. 09/00103/B - Installation of roof mounted AC unit and associated enclosure. Approved.

DEVELOPMENT PLAN POLICIES 4.1 In terms of local plan policy, the application site is within a wider area of land that is designated as mixed use (town centre) under the Ramsey Local Plan Order 1998. There are no policies with Planning Circular 2/99, the written statement that accompanies the local plan, considered specifically material to the assessment of this current planning application.

4.2 The Isle of Man Strategic Plan 2007 contains two policies which 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: (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; (g) does not affect adversely the amenity of local residents or the character of the locality and k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan."

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                                                 15/01062/B
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REPRESENTATIONS 5.1 Highway Services have no objection (30.09.2015)

ASSESSMENT 6.1 The fundamental issues to consider in the assessment of this planning application are; (i) the impact of the proposed development on the character and appearance of the existing building, (ii) the impact of the proposal on the surrounding area and street scene.

6.2 As previously mentioned all white areas on the shop front would be finished in a matt grey. This element of the proposal does not require planning permission as the Department cannot control the painted colour finish of the building unless there are conditions restricting colour or the building is Registered or the proposed colour would materially change the character or appearance of the building, for example having a patterned effect. Nonetheless, these works would be deemed to enhance the appearance of the application building and uplift the overall appearance of the building as viewed within the street scene.

6.3 The New ATM to be installed in the shop-front would be set at a lower height to be compliant with the DDA requirements. The ATM and anti-ram raid bollards would be fairly limited and would not sit uncomfortably against the appearance or character of the building and involves relatively little change in terms of scale relative to the building as a whole. The design of the ATM is very much 'of its type' and is not considered to be out of place or in an inappropriate location.

6.4 The proposed column lights will assist with the illumination of the car park when the store is open. The land alongside is presently undeveloped and at the current time the lighting will not pose an issue in that respect. If this land were to be developed, it may be that the lighting could prejudice the otherwise acceptable development of this land, contrary to General Policy 2k. As such, these lights should be approved on a temporary basis only, until such times as the adjacent land to the north is developed and if such lighting is incompatible with such development.

6.5 As such, the proposed replacement of the shop front frames in grey and the new ATMs is considered to have a neutral impact on the appearance and character of the area and is recommended for approval.

RECOMMENDATION 7.1 Overall, it is concluded that the planning application is in accordance with aforementioned General Policies of the Isle of Man Strategic Plan 2007 and is recommended for approval.

INTERESTED PERSON STATUS 8.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure)(No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application; Highway Services, and the Local Authority in whose district the land the subject of the application sits.

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 16.10.2015

Conditions and Notes for Approval: C : Conditions for approval

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                                                 15/01062/B
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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.

C 2. The proposed column lights may only be illuminated during store opening hours and must be switched off when the store is closed. The column lights are hereby approved on a temporary basis only, until such times as the adjacent land to the north is developed at which time the columns and associated lights must be removed unless an application has been submitted and approved for their retention.

Reason: to accord with General Policy 2k.

This approval relates to the drawing numbers: 2932-01; 2932-02; 2932-03 all date stamped as received 21st September, 2015.

I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted

Date : 20.10.2015 Determining officer

Signed : J CHANCE

Jennifer Chance

Head of Development Management

Customer note

This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.