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                                      21/00708/B                                     Page  1  of  4

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 21/00708/B Applicant : JM Project Management Ltd Proposal : Installation of an ATM machine into the existing retail unit Site Address : Retail Unit Crosby Meadow Estate Peel Road Crosby Isle Of Man IM4 2EE

Planning Officer: Mr Paul Visigah Photo Taken : Site Visit : Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 19.08.2021 __

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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

This application has been recommended for approval for the following reason. This application is considered to comply with General Policy 2 and Transport Policy 1 of the IOM Strategic Plan.

Plans/Drawings/Information;

This approval relates to the drawing number: 16/2576/105 P, received 21 June 2021. __

Interested Person Status - Additional Persons

None __

Officer’s Report

1.0 THE SITE 1.1 The site is part of a retail unit (currently under construction and near completion) which lies to the south west of the junction of the A1 Main Road through Crosby and the north-south

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                                      21/00708/B                                     Page  2  of  4

intersection of Eyreton Road (A23) and Old Church Road (B35). The site lies southeast of new residential dwellings which were approved with the application building under PA 17/00852/B.

1.2 Opposite this building and on the other side of the main road, is 1-6, Eyremont Terrace, 1, Crosby Terrace and on the corner of Main Road and Eyreton Road is a pair of semi-detached houses - Crosby House and Eyrebrook.

1.3 Planning approval was granted for the retail unit under two applications - 18/00339/REM and 17/00852/B. Both schemes proposed essentially the same building but were handed with the former having the commercial vehicle loading and parking area on the south eastern side of the building and the latter having this between the north western gable of the building and the rear of plots 27 and 28. The development has however been implemented in accordance with 17/00852/B, although with new elements which are at variance with the approved scheme.

2.0 THE PROPOSAL 2.1 The application seeks planning approval for Installation of an ATM machine into the existing retail unit. The ATM would be installed on the left side of the larger retail unit and on the side of the front elevation finished with Manx stone to façade. The ATM would be 650mm wide and 950m high, and be situated within an indent on the front elevation 2.2m high and 1.49m wide. There is a ramp access by this location to enable access for wheelchair users.

3.0 PLANNING POLICY 3.1 The site of the proposed retail unit is designated on the Area Plan for the East (Map 10) as 'Predominantly Residential', which re-establishes the previous designation of the site on the Development Plan as Proposed Residential'. The site is not within a Conservation area or prone to flood risk. As such, the following parts of the Strategic Plan are relevant:

3.2 General Policy 2 states that "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; k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan."

3.3 Transport Policy 1: "New development should, where possible, be located close to existing public transport facilities and routes, including pedestrian, cycle and rail routes."

4.0 PLANNING HISTORY 4.1 The site has also been the subject of a number of applications which includes the detailed application PA 17/00852/B for the erection of 28 residential units and retail unit with associated parking and landscaping. Approved. This is the approval that has been implemented on the site.

Note: The unit which is the subject of the current application was approved as part of this application which has currently been built with works currently underway to complete the landscaping works around the retail building.

4.5.1 This scheme was subject to an appeal which upheld the decision to approve and imposed the following condition which is considered relevant to the current application:

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                                      21/00708/B                                     Page  3  of  4

C14: The retail building must be erected, laid out and used as shown in drawing 16/2576/105F received on 20th November, 2018. In particular, the two units must be arranged as shown and may not be combined or merged, and there may be no additional floor space introduced either through the introduction of mezzanine flooring or other means.

Reason: The proposal as approved represents less than 500 sq m of retail floor space which would not require a Retail Impact Assessment (RIA) to demonstrate that it would not have an adverse impact on the viability and vitality of the town centres; any increase in floor area would be in excess of this and no RIA has been provided.

5.0 REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.

5.1 Representation from the Department of Infrastructure (DOI) Highways Division confirms that they 'Do not oppose' in a letter dated 8 July 2021.

5.2 Marown Commissioners have stated that they have no objection to the application in a letter dated 22 July 2021.

5.3 No comments have been received from neighbouring properties.

6.0 ASSESSMENT 6.1 The fundamental issues to consider in the assessment of this planning application are; i. The visual impact of the proposed development (GP 2) ii. The suitability of the development to the area (TP1 and British Standards BS8300) iii. the impact of the proposal on the surrounding area and street scene (GP2).

6.2 In terms of the visual impact of the proposed alteration to install the ATM machine, it is considered that this will have a neutral impact on the appearance of the building given that the building is a retail building and it is not uncommon to have such features on retail buildings. As well, the ATM would sit comfortably with the modern appearance of this building and would involve relatively little change in terms of scale relative to the building as a whole, and is not considered to be out of place or in an inappropriate location.

6.3 Within British Standards it is recommended that suitable illumination is provided for devices such as ATM machines in order to improve visibility of the devices and to improve the safety of those using the devices. British Standards BS8300 states "Card and coin operated devices, in particular ATMs, should be located in areas that are overlooked by people, and well lit at all times." What is proposed here would sit well with this requirement as it would be positioned at a location where there would be distant views from various vantage points along the main road and from the properties in the locality. Moreover, the location would be frequently visited by visitors to the retail units which makes it a secure location for intended users. Besides, the location would facilitate access for all types of users as it would be located along a public transport corridor and cycling route which would ensure it complies with Transport Policy 1.

6.4 With regard to its impact on the surrounding area and streetscene, the proposal is considered to be of an appropriate style and material finish, and it is not expected that the required illumination will detract views of the local area, or create any adverse impacts on highway safety.

6.5 Based on the foregoing, it is considered that any impacts resulting from the installation of the new ATM on the appearance and character of the area would be minimal and would not be sufficient to warrant refusal of the application.

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7.0 CONCLUSION 7.1 Overall, it is concluded that the planning application is in accordance with aforementioned General Policies of the Isle of Man Strategic Plan 2016 and is recommended for approval.

8.0 INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: (a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.

8.2 The decision maker must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed above who should be given Interested Person Status __

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 and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status

Decision Made : Permitted Date : 25.08.2021

Determining officer

Signed : S BUTLER

Stephen Butler

Head of Development Management

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