**Document:** Officer Planning Report Recommendation **Application:** 10/01203/C — Change of use of existing shop and living accommodation to offices **Decision:** Permitted **Decision Date:** 2010-09-30 **Parish:** Michael **Document Type:** report / officer_report **Source:** https://planningportal.im/a/36864-kirk-michael-country-cookers-and-change-of-use/documents/1358607 --- # Officer Planning Report Recommendation **Application No.:** 10/01203/C **Applicant:** Quayles Ltd **Proposal:** Change of use of existing shop and living accommodation to offices **Site Address:** Country Cookers And Stoves Aka The Old Post Office Main Road Kirk Michael Isle Of Man IM6 1AB ### Considerations Case Officer : Mr Steve Stanley **Expected Decision Level:** Senior Planning Officer ### Written Representations ### Consultations Consultee : Highways Division Notes: Do not oppose Consultee : Michael Commissioners Notes: no objection. ### Officer's Report ### The Site The application site relates to the Country Cookers And Stoves (Aka The Old Post Office), Main Road, Kirk Michael, a mid-terrace property situated on the eastern side of the road. The property is served by parking accessed by the service lane which runs to the rear of the terrace. ### The Proposal This application seeks approval for the change of use of existing shop and living accommodation to offices. The existing shop is used as a showroom for cookers and stoves however the building has been marketed for sale since October 2008 but there has been little interest. The owner of the building has found a potential occupier of the building who would like to use it as offices. The potential occupier is an on-line estate agency and as they do not wish to have persons calling at the building from the street it is proposed to retain the window display for the cooker and stoves business. This would prevent the window from being left empty and is intended to retain interest from the street. ### Planning Status The application site is located within an area identified as being Residential/Retail by the Kirk Michael Local Plan. Within the Kirk Michael local Plan, the following policies are judged to be relevant: Small scale office provision, which is considered to be less than 500 square metres nett floor area, will be permitted, preferably where it is based on an existing building and where it is seen to offer a positive contribution to the village by preserving building or feature which might otherwise be compromised. POLICY 3.6, which states: Where an existing retail use has become non-viable then consideration will be given to a change of use at ground level. Factors to be taken into account will be location, impact on the street scene, parking and the extent of alteration to the façade. POLICY 3.7, which states: New small scale office developments which will provide local employment opportunities may also be acceptable but in such cases particular attention will be paid to the manner in which they would be integrated within the Village framework. Within the Isle of Man Strategic Plan 2007, Business Policy 7 is judged to be relevant. This states: New office floor space should be located within town and village centres on land which is zoned for the purpose on the appropriate area plan; exceptionally, permission may be given for new office space - (a) on approved Business Parks for Corporate Headquarters which do not involve day to day callers; or - (b) in buildings of acknowledged architectural or historic interest for which office use represents the only or most appropriate practicable and economic way of securing future use, renovation and maintenance. As the site is located within the Kirk Michael Conservation Area, Environmental Policy 35 is relevant. This states: Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development. ## Planning History The following previous planning applications are considered relevant in the assessment and determination of this application: 90/01676/C sought approval for the change of use from post office to retail outlet for heating equipment. This was approved. 00/02053/B sought approval for the installation of replacement windows to front elevation. This was permitted on review. 03/00896/A sought approval in principle for the conversion of showroom and store to a dwelling with rear car parking. This was permitted on appeal. 05/01214/B sought approval for the conversion of rear barn to living accommodation. This was permitted. ### Representations The Highways Division does not object to this application. Michael Commissioners do not oppose this application. ## Assessment The loss of the existing retail use from the ground floor of the building is regrettable as this adds to the vitality of this section of Kirk Michael village. However the village is served by a local convenience store, a post office, a chemist and a hairdressers and the existing shop in question is used as a showroom for cookers and stoves which is perhaps not a use best suited to this small village given the limited parking available and the size of the products on sale. The proposal has been the subject of pre-application discussions whereby it was agreed that it is necessary and desirable to retain interest in the shop front in order to protect the streetscene and prevent the need to alter the large display window to suit the proposed office use. This led to the proposal which includes the retention of a display area for the cookers and stoves although the building would not be accessible to the public. The Kirk Michael Local Plan would seem to offer support for changes of use such as that proposed by this application, particularly if such a change were to result in the preservation of an attractive building. The property is located within the heart of the conservation area and is certainly an attractive building with a strong sense of character. It is judged that the proposal successfully balances the need to find a use for the building and the need to protect the character and vitality of the area. Furthermore the office use would generate employment opportunities for the locality which would be beneficial to the village economy. The site is served by 2 off street parking spaces which is sufficient to meet the needs of the new use. The suitability of the car parking has been confirmed by the Highways Division's response of no objection. It is concluded that this proposal accords with the provisions of the policies set out earlier in this report and represents the use of an attractive building in a prominent position with Kirk Michael to the benefit of the surrounding area. ### Recommendation Permit. ### Party Status It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status: Michael Commissioners Accordingly the following parties are not granted Interested Party Status: The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance. ### Recommendation Recommended Decision: Permitted Date of Recommendation: 20.09.2010 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 permission relates to the change of use of existing shop and living accommodation to offices, Country Cookers And Stoves (Aka The Old Post Office), Main Road, Kirk Michael as shown by 05/2219/5E received 13th August 2010 and 05/2219/6F received 27th August 2010. I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer. Decision Made : Permitted Date : Signed : 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/36864-kirk-michael-country-cookers-and-change-of-use/documents/1358607*