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21/01047/C Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 21/01047/C Applicant : Miss Sheree Jameson Proposal : Change of use from office to a beauty salon Site Address : Rosemary House Mount Havelock Douglas Isle Of Man IM1 2QG
Planning Officer: Mr Peiran Shen Photo Taken :
Site Visit :
Expected Decision Level : Planning Committee
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 11.10.2021 __
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 of the Strategic Plan.
Plans/Drawings/Information; This approval relates to the document, planning statement, photos and drawing no. 100 Rev B date stamped as having been received on 26 Aug 2021. __
Interested Person Status - Additional Persons
None __
Officer’s Report
THIS APPLICATION IS REFERRED TO THE COMMITTEE AS IT COULD BE SEEN AS A DEPARTURE FROM THE DEVELOPMENT PLAN AND IS RECOMMENDED FOR APPROVAL
1.0 THE SITE
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1.1 The application site is Rosemary House, Mount Havelock, Douglas, a two-storey building located on the south of the corner of Mount Havelock, Christian Road and Finch Road. The first floor of property is currently vacant.
1.2 The access to the first floor is on the east of Mount Havelock. There are two parking space designated to the first floor on the south of the building. It is also next to Chester Street Car Park.
2.0 THE PROPOSAL 2.1 The planning application seeks approval for the change of use of the first floor from office (class 2.1) to a hair and beauty salon (Class 1.1) and the additional use as a beautician training facility (Class 4.2).
3.0 PLANNING HISTORY 3.1 There are no previous applications considered materially relevant to this application.
4.0 PLANNING POLICY 4.1 In terms of the local plan, the site is within an area designated as Mixed Use (St George's) in the Area Plan for the East. The written statement states that "within the area, but outside of Athol Street, offices, financial and professional services, food and drink and some residential uses will also be acceptable. Uses which conflict with these will generally not be supported."
4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application:
4.3 General Policy 2: "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 (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."
4.4 Transport Policy 7: "The Department will require that in all new development, parking provision must be in accordance with the Department's current standards. The current standards are set out in Appendix 7."
4.7 Appendix 7.6 states town centre shops should have space for service vehicle use.
4.8 Appendix 7.6 also states: "These standards may be relaxed where development: (d) is within a reasonable distance of an existing or proposed bus route and it can be demonstrated a reduced level of parking will not result in unacceptable on-street parking in the locality."
5.0 REPRESENTATION
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5.1 Douglas Borough Council has no objection on this application (11/10/2021).
5.2 DoI Highway Services do no oppose this application (14/09/2021). The comments there is no significant negative impact upon highway safety, network efficiency and/or parking.
6.0 ASSESSMENT 6.1 The key issues to consider are the principle of the development and its impact on parking provision.
6.2 In terms of the use class as a beautician training facility, even though it's of the small scale and it can still function as a typical beautician, the training can take place regardless of the beautician use. Therefore, it is considered to be an additional use and the use class will be 4.2.
6.3 The site is located in a central location in Douglas. The local plan designated the area as being Mixed Use but shop (class 1.1) and training facility (class 4.2) are not included in the written statement. However, considering the use as a beautician and a beautician training facility does not conflict with the use listed proposed in the written statement. The principle of the proposal is considered acceptable.
6.4 Since there is no objection from Douglas Borough Council, it is considered that there is no concern for bin storage.
6.5 There are two parking spaces to be allocated for this development. Whilst there is a shortage of kerbside parking in the vicinity, it is next to one of the main parking facility for town centre and Highway Services have confirmed that they have no objection, so the impact on parking is considered acceptable.
7.0 CONCLUSION 7.1 This proposal is considered to comply with General Policy 2 of the Strategic Plan. Therefore, it is recommended for an 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 which 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. __
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I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to that body by the appropriate DEFA Delegation and that in making this decision the Committee has agreed the recommendation in relation to who should be afforded Interested Person Status.
Decision Made : Permitted
Committee Meeting Date: 18.10.2021
Signed : P SHEN Presenting Officer
Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph to the officer report).
Signatory to delete as appropriate YES/NO See below
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