**Document:** Officer Planning Report Recommendation **Application:** 08/01805/B — Conversion of retail unit into living accommodation **Decision:** Permitted **Decision Date:** 2009-01-12 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/86821-braddan-30-central-conversion/documents/1537990 --- # Officer Planning Report Recommendation ## Part 1 ## Planning Report And Recommendations [Table omitted in markdown export] ### Considerations [Table omitted in markdown export] ### Written Representations ### Consultations [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] ### Officer's Report #### The Site The site represents the curtilage of an existing building situated on the corner of Central Drive and a lane which runs west to join Royal Avenue. The property on the site is presently a shop unit (hair dressers) on the ground floor and residential above. The site and location plans show a site whose south eastern boundary runs parallel with the side of the building. #### Planning Status The site lies within an area of Predominantly Residential on the Onchan Local Plan adopted by Tynwald in 2000. #### Planning History The site has been the subject of a number of applications including the following: - PA 84/1122 - erection of illuminated projecting box sign - PA 92/0250 - change of use from retail shop to fast food take away - refused PA 01/0718 - change of use of hairdresser's for sandwich preparation and distribution - permitted on review PA 01/1211 - erection of boundary wall and creation of parking area - approved on appeal. ### The Proposal Proposed here is the change of use of the ground floor premises from a shop to a self-contained residential unit. A new porch is proposed on the side of the building to provide covered access to the new unit, leaving access to the upper floor accommodation via the front door. The new flat will provide approximately 40 square metres of accommodation which will accommodate up to one permanent resident so the two bedroom layout shown may need to be re-arranged. The floor plan shows five parking spaces laid out in front of the unit although this land is partly outside the site as defined in the location and site plans. ### Representations Department of Transport and Onchan District Commissioners indicate that they have no objection to the application The Isle of Man Fire and Rescue Service comments on the provisions of the Fire Precautions regulations which is separate legislation and this should not be referred to in the planning decision notice. ### Assessment The last use of the unit was a hairdresser. According to the applicants the business ceased trading between 1.5 to 2 years ago, and has remained empty since that time. Within the area of Onchan, there are a number of hairdressers, and it is therefore considered the loss of the potential use of a hairdresser in this location would not have a detrimental impact upon the local community amenities. Additionally, the site is within a few minutes walk of Onchan Village which has a number of shops and community facilities. It is therefore considered given the previous use of the property, the shop has been unoccupied for a number of years and due to the close proximity of Onchan Village, the proposed loss of this shop would be acceptable. The site is zoned within an area of predominately residential use; therefore the proposed use of the ground floor to a flat would be acceptable. An initial concern related to the frontage of the property, due to the car parking spaces, without any indication of any landscaping, which would not be beneficial to the visual appearance of the street scene. However, after discussions with the applicant, they have agreed to landscape the frontage where possible. A condition attached to any given approval which requires a further landscaping plan being submitted prior to any works taking place could be attached to overcome this concern. ### Recommendation Overall, it is considered the proposal would be acceptable for the reasons given previously within this report. Accordingly, the proposal would be appropriate in this location and therefore the application is recommended for an approval ### Party Status The Department of Transport and the local authority are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered "interested persons" and as such should be afforded party status. The Isle of Man Fire and Rescue Service refers to matters which are not material planning concerns and as such should not be afforded party status in this instance. ## Recommendation Recommended Decision: Permitted Date of Recommendation: 07.01.2009 ### Conditions and Notes for Approval / Reasons and Notes for Refusal C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: 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 conversion of retail unit into living accommodation as proposed in the submitted documents and drawings received on 18th September 2008 and 3rd December 2008. C 3. The external finishes of the extension must match those of the existing building in all respects. C 4. No development shall take place until full details of a landscaping scheme to the frontage and side of the property have been submitted to and be approved in writing by the Planning Authority and these works shall be carried out as approved. All planting shall be carried out in accordance with the approved details in the next available planting and seeding seasons. Any tree or shrub which within a period of 5 years from the completion of the landscaping works, is removed, or becomes seriously damaged or diseased shall be replaced in the next planting season with another similar size and species, unless the planning authority gives written consent to any variation. I confirm that this decision accords with Government Circular No 56/08 (Delegation of Functions to the Acting Senior Planning Officer), GC 55/08 for Advertisements and 69/08 for Registered Buildings. Decision Made: Permitted Date: 8/1/09 Signed: [Handwritten signature] Acting 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/86821-braddan-30-central-conversion/documents/1537990*