Officer Planning Report

Planning Report And Recommendations {{table:141201}} {{table:141202}} {{table:141203}} {{table:141204}} ### Considerations ### Written Representations ### Consultations

Officer's Report

Site

The property Motors & Mowers, Station Road, Kirk Michael, is part single part two storey detached properties which are located on a corner plot with Station road to the north and Main Road to the east.

Land Use Zoning

The dwelling has been zoned under the Kirk Michael Local Plan 1994 as being within an area of works use; the site is within the Kirk Michael Conservation Area.

Planning History

Erection of car showroom & workshop (94/00902/B) – approved Demolition of existing garages & construction of shop units, cafe and 2 self-contained flats (93/00500/B) – approved Approval in principle for demolition of existing & erection of cafe, shops, hairdressers & associated buildings (92/01638/A) – approved Approval in principle for demolition of existing & construction of car showroom/office accommodation (92/00578/A) – approved

Proposal

The application proposes the construction of a conservatory showroom extension to existing showroom. The conservatory has a maximum projection of 4.4 metres, a width of 12.5 metres and a maximum height of 2.9 metres.

Representations

The Michael Commissioners have no objection to the following grounds:

• Insufficient information has been provided to suggest what the final look of the proposal will be. More detailed plans with photographs would have been helpful.

• There is information lacking from the application form in respect of known previous applications connected with the property. (Box 10)

• The removal of part of the forecourt will restrict parking to the garage area.

• By reason of its height, design and siting, an uPVC conservatory would introduce a large, prominent and incongruous feature to this newly conservational area. Reference: EP 29, 6.2.6, Development within Conservational Areas, of the Emerging Isle of Man Strategic Plan.

• The applicant should consult with the Fire Safety Department regarding public access into the building.

Highways Division do not oppose.

Chief Fire Officer:

• Applicant is advised to consult with Fire Safety Department with regard to the general fire precautions contained within this application.

Drainage Division, no objection in principle, subject to the following conditions:

• There must be no discharge of surface water (including that from roofs and paved areas) from this proposed development to any foul drainage system(s) so as to comply with the requirements of the Department of Transport Drainage Division and the Sewerage Act 1999.

• The application states that the surface water from the proposed development is to be discharged to the "existing drainage". If this "existing drainage" discharges (directly or

indirectly) to the foul sewerage system then it should be noted that an alternative means of surface water disposal must be provided.

Disability Access Officer:- Entrance should be accessible to an unassisted wheelchair user.

All reception counters should contain at least one section suitable for wheelchair users. Where public toilet facilities are provided this should include the provision of a disabled toilet. Any information on access issues can be obtained from the Disability Access Office.

We have received no privately written representations objecting to the application, but we have received a letter of support to the application from Mr David Cannan (MHK) who comments the following:-

1. the conservatory will have no adverse visual impact on the surrounding area;
2. the fact the conservatory showroom will be in a conservation area is not an argument for refusal;
3. the conservatory is not enlarging the premises it is only covering over the outdoor sales area for lawnmowers etc; and
4. the policy of Government is "Freedom to Flourish". This minor application is for an improvement for customer's services facility of an established business.

Assessment / recommendation

Material Planning matters which need to be considered regarding this application include:-

1. Appearance upon the street scene / Conservation Area;
2. Parking provisions

Appearance upon the street scene / Conservation Area

As the site is within a Conservation Area, consideration has to be taken to ensure any development will be in keeping with the area and that of the existing property. Due to this I have consulted with the Conservation Officer with regard to this submission, which he has considered and has no objection.

I am of the opinion that the proposal, which includes the pillars stone faced features along parts the front and side elevations will help the extension to be more in keeping with the existing building and that of the street scene than the existing front elevation of the building has a total of four large windows/patios. The site is also lower than the Main Road, therefore the extension is not in as prominent location as indicated on the location plan.

Parking Provisions

The Department has consulted with the Highway Division regarding this submission, which has no objection to the loss of part of the forecourt. The area in question is currently being used as a forecourt for the sale of garden mowers and associated use of the Motors and Mowers.

Conclusion

The proposal I believe will not cause any adverse impacts to the detriment of the street scene, the Conservation Area or to the building itself, due to the reasons previously stated. Therefore the proposal would seem appropriate in this location and consequently my recommendation is for an approval.

I consider that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:

I consider that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:

The Michael Commissioners Highways Division Drainage Division

I consider that the following parties that made representations to the planning application do not meet the criteria of Government Circular 1/06 and should not be afforded interested party status:

Disability Access Officer Chief Fire Officer Mr David Cannan MHK

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 10.11.2006

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 development hereby permitted shall commence before the expiration of four years from the date of this notice.

C 2. This approval relates to the submitted documents which are date-stamped 25th August 2006.

N 1. There must be NO discharge of surface water (directly or indirectly) from this proposed development to any foul drainage system(s) so as to comply with the requirements of the Department of Transport Drainage Division and the Sewerage Act 1999.

It should be noted that it is an offence under Manx legislation to permit the discharge of pollution or harmful matter to any public sewers or watercourses. Appropriate measures must be taken be the developer/occupier of the premises to ensure compliance with the legislation.

N 2. The Applicant is advised to consult with Fire Safety Department with regard to the general fire precautions contained within this application.

N 3. Disability Access Officer has made the following comments:-

Entrance should be accessible to an unassisted wheelchair user.

All reception counters should contain at least one section suitable for wheelchair users. Where public toilet facilities are provided this should include the provision of a disabled toilet. Any information on access issues can be obtained from the Disability Access Office.

I confirm that this decision accords with Government Circular Nos 44/05 (Delegation of Functions to Director of Planning and Building Control) and 47/05 (Delegation of Functions to Senior Planning Officer)

Decision Made : Permitted _______________ Date : 13/11/06

Signed : ___________________________

M. I. McCauley Director of Planning and Building Control