DEC Officer Report

Application No.: 23/01258/B Applicant: Mr Steve George Proposal: Replacement of existing entrance door with roller shutter door Site Address: The Old Bakery Marina Lane Port Erin Isle Of Man IM9 6LB Planning Officer: Mrs Vanessa Porter Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 07.12.2023

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.

N 1. This application is for the alteration to the front elevation, no change of use has been approved under this application.

This application has been recommended for approval for the following reason. The proposal complies with General Policy 2 of the Isle of Man Strategic Plan 2016

Plans/Drawings/Information;

This decision relates to the following plans and drawings, date stamped received on 30th October 2023;

• o Drawing No. 103
• o Drawing No. 104 _______________________________________________________________

Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report THE APPLICATION SITE

1.1 The application site is within the curtilage of The Old Bakery, Marina Lane, Port Erin which is a workshop situated to the North of Marina Lane which is a cul-de-sac serving both commercial and residential properties. - 1.2 The surrounding streetscene is a variety of properties with the entrance of the street having large apartment blocks, the South side of Marina Lane having a terrace of dormer properties with garages and parking to the front elevation, a block of three two storey terraced dwellings situated to the Southern end of Marina Lane. To the North of Marina Lane are a block of two storey terraced properties, one situated directly upon the roadside and two with a small garden to the front elevation and statement bay windows. This block of terraced properties are connected to the workshop, which already has a shutter door attached. The workshop is then connected to two other workshops, one traditionally laid to stone, which has a roller shutter door and one brickwork which has a garage door. To the end of the street is a large commercial unit and large car park which has previously been used as Shoprite Living and sold a mix of items. THE PROPOSAL

2.1 The current planning application seeks approval for the removal of the existing door and window situated to the front elevation and the installation of a roller shutter door measuring approximately 2.3m wide by 2.2m in height with the openable space being 2m in height. - 2.2 The proposed door is to be navy blue as per the existing. PLANNING HISTORY

3.1 The previous applications are not relevant in the assessment of this application. PLANNING POLICY - 4.1 The site lies within an area zoned as Predominantly Residential on the Area Plan for the South, Map 7 - Port Erin/Port St Mary. The site isn't situated within a Conservation Area but is adjacent to a proposed Conservation Area and is situated within a High Surface Water Flood Risk Zone.

4.2 Given the nature of the property and the land designation paragraph 8.12.1 and General Policy 2 from the Isle of Man Strategic Plan 2016 are most relevant to its assessment which set out the general standards towards acceptable development. This is then followed by Environment Policy 10 which seeks that any proposal within a flood risk zone must be accompanied by a Flood Risk Assessment. - 4.3 Furthermore consideration shall also be given to Community Policies 7 and 11 in respect of reducing outbreak of fire and preventing criminal activity and Infrastructure Policy 5 in respect of water conservation. REPRESENTATIONS

5.1 The following representations can be found in full online, below is a short summery;

5.2 Highway Services have considered the proposal and state "No Highways Interest." (09.11.23)

5.3 Port Erin Commissioners have considered the application and have resolved to support the proposal. (15.11.23) ASSESSMENT

6.1 The main issues to consider in the assessment of this planning application are:

• - character and appearance (GP2, b,c)
• - impact on neighbouring amenity (GP2, g)
• - flood risk (EP10)
• - other matters

- 6.2 CHARACTER AND APPEARANCE

• 6.2.1 There is a general presumption in favour of extensions or alterations to existing properties as per Paragraph 8.12.1 of the Isle of Man Strategic Plan, where such works would not have an adverse impact on either adjacent properties or the surrounding area in general.
• 6.2.2 As stated within second 1 of this report Marina Lane is a general mix of properties and commercial, the proposal to add an additional roller shutter door to the site, whilst noticeable due to it being within a public vantage point is unlikely to impact how the proposal is seen within the overall streetscene and as such deemed acceptable.
• 6.3 NEIGHBOURING AMENITY

• 6.3.1 Due to the proposal, there are no neighbouring properties to the site who would be impacted from the proposal.

6.4 FLOOD RISK

• 6.4.1 The site proposes to change the existing door and window with a sliding door, whilst it is noted that the door is situated at a lower level than the existing garage door to the West of the site, the site is not for residential accommodation, as such any flood risk to the site would be minimal, with the flood risk being the same as the exiting doorway.

6.5 OTHER MATTERS

• 6.5.1 It is noted from correspondence with the agent that the applicant wants to use the site as a garage for their vintage cars. The last approved use of the site is as retail, as such any change from this would require a Change of Use application. This has been stated to the agent and this application is only for the change to the front elevation only. CONCLUSION

7.1 The planning application would be an acceptable form of development and would comply with General Policy 2. 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 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

I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status

Decision Made : Permitted Date : 07.12.2023 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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