**Document:** Officer Planning Report Recommendations **Application:** 10/00227/B — Erection of replacement building to provide financial and professional services use at ground floor level and two residential apartments at first floor level. **Decision:** Permitted **Decision Date:** 2010-05-20 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/35998-braddan-8-12-main-road-replacement/documents/1349178 --- # Officer Planning Report Recommendations ## Planning Report And Recommendations [Table omitted in markdown export] ### Considerations [Table omitted in markdown export] ### Written Representations [Table omitted in markdown export] ### Consultations [Table omitted in markdown export] ### Officer’s Report #### The Application Site And Planning Application The application site comprises a property located on Main Road, Onchan. The last known use of the building, which is currently vacant, was a clothes shop at ground floor level and a two bedroom apartment at first floor level. The proposed development comprises the erection of a replacement building to provide office space for financial and professional services at ground floor level and two residential apartments at first floor level. #### Planning History The application site has been the subject of a number of previous planning applications, one of which is considered potentially material to the assessment of this current planning application. Planning application 09/00349/C sought planning approval for the change of use of the ground floor of the building from a retail unit to an insurance broker. This previous planning application was approved on the 20th April 2009. To date this planning approval has not been implemented. #### Representations Onchan District Commissioners recommend that the planning application be approved. The Department of Transport Highways Division do not oppose the planning application. They consider the proposal to have no traffic management, parking or road safety implications. This conclusion has been reached after taking the previous use, the location and the available public transport into account. The Department of Transport Drainage Division do not oppose the planning application. The Manx Electricity Authority expresses an interest in the planning application. The owner of 6 Main Road (Eric Faragher Limited Funeral Directors) objects to the planning application. The grounds for their objection can be summarised as concern that the proposal has inadequate car parking provision and that the proposed development would adversely affect the operation of their business. The Friends of Onchan's Heritage object to the planning application. The grounds for their objection can be summarised as concern that the existing building is one of the oldest properties in the village and has historical interest. They suggest that the proposed development has inadequate car parking provision, that the design of the proposed building is out of keeping with the area and that the use of external staircases for access is inappropriate. The owner of 14 Main Road objects to the planning application. The grounds for their objection can be summarised as concern that the residential element of the proposed development could cause undue noise nuisance and general disturbance, that construction would cause a nuisance, that the level of amenity space for the proposed apartments is inadequate, and that the design of the proposed building is out of keeping with the area. ## Planning Policy In terms of local plan policy, the application site is located within a wider area of land that is designated as mixed use (residential/office/retail) under the Isle of Man Planning Scheme (Onchan Local Plan) Order 2000. In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is 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: - (a) is in accordance with the design brief in the Area Plan where there is such a brief; - (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; - (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; - (e) does not affect adversely public views of the sea; - (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; - (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; - (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; - (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; - (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and - (n) is designed having due regard to best practice in reducing energy consumption." ### Assessment The planning application seeks planning approval for the erection of a replacement building to provide space for financial and professional services at ground floor level and two residential apartments at first floor level. The proposed development was the subject of on-site pre-application discussion. In terms of the issue of land use designation and principle of development it can be seen that the application site is within a wider area of land that is designated as mixed use (residential/office/retail) under the Isle of Man Planning Scheme (Onchan Local Plan) Order 2000. As the proposed development accords with this land use designation it is concluded that the principle is acceptable. However, it remains necessary to assess site specific issues and impacts. As regards site specific issues, from site visit it is evident that the existing building is in a relatively poor state of repair. The applicant's reasoning for demolition and re-build is therefore understandable. The age and history of the existing building has been raised within representations to the planning application. Whilst undoubtedly one of the older buildings found within Onchan it is not particularly remarkable and has been altered significantly over time. Visually, it is concluded that the existing building is somewhat unsightly. The building is not Registered, not on the current list of possible Registration and is not within a Conservation Area. On this basis it is concluded there are no sustainable grounds for resisting the demolition of the existing building. The design of the proposed building is considered to be acceptable. The surrounding area contains a wide variety of buildings with no one particular style that should obviously be followed. The ground floor of the existing building could be used as a retail shop without planning approval and, as stated earlier, there is extant planning approval for use as an insurance broker. This is the same use as is proposed within the ground floor of the proposed building. Given this, its location and the ready availability of public transportation the level of car parking provided for the ground floor element of the proposed development is concluded to be acceptable. As regards car parking for the proposed apartments it can be seen that two dedicated spaces are provided on from the access lane to the rear of the application site. On the basis that the application site has readily available public transportation it is considered to be reasonable to adopt a relaxed car parking standard and, in this instance, allow one space per apartment. This approach is supported by the Highways Division. The living environment of the proposed apartments is acceptable, with main living rooms having their aspect to the front of the building. It can be seen that the two apartments are proposed to be accessed by means of an external staircase. Whilst this is possibly not the ideal means of providing access it is for all intents identical to the existing situation. As such, the impact of the external staircase on amenity is little different to the existing situation and is concluded to be acceptable. The impact of construction is not a material planning consideration as such impact is temporary, it therefore cannot be taken into account as part of the assessment of the planning application. It is recommended that the application be approved. ## PARTY STATUS It is considered that the following parties that made representations to the planning application should be afforded interested party status: Onchan District Commissioners; The Department of Transport Drainage Division (now part of the Water and Sewerage Authority); The owner of 6 Main Road; and The owner of 14 Main Road. It is considered that the following parties that made representations to the planning application should not be afforded interested party status: The Department of Transport Highways Division (now part of Department of Infrastructure); The Manx Electricity Authority; and The Friends of Onchan's Heritage. Recommendation Recommended Decision: Permitted Date of Recommendation: 17.05.2010 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 drawing no.s LOC1, AT1035.1, AT1035.2 and AT1035.3 date stamped the 19th February 2010. I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer. Decision Made : Permitted Date : ......18.15.10................ Signed : ......A.M.A.C.C.C.C. Senior Planning Officer --- *Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).* *Canonical page: https://planningportal.im/a/35998-braddan-8-12-main-road-replacement/documents/1349178*