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Application No.: 16/00494/B Applicant: Age Isle Of Man Ltd Proposal: Alterations to existing store building Site Address: Store To Rear Of 5 Station Road Port Erin Isle Of Man IM9 6AQ Case Officer : Miss S E Corlett Expected Decision Level: Officer Delegation
Officer’s Report THE SITE
1.1 The site is the curtilage of an existing building, 5, Station Road which sits on the northern side of Station Road opposite the eastern section of the Falcon's Nest Hotel. The site accommodates a shop unit at the front and an older store building at the rear which abuts the rear service lane which serves properties on both sides (Station Road and Church Road). It is this building which is the focus of this application. - 1.2 The building has a footprint of 10m by 6m 4.5m to the eaves and 6.25 to the ridge. The building is mostly stone with large apertures which have been created to provide access. Some windows are the original timber framed sliding sashes, others are boarded up. The building has to its west, an open space available for vehicular access and parking which results in the building being easily and fully visible from this direction. - 1.3 The building is used for storage in connection with the shop unit at the front but is not in good repair, with a lintel above one of the doors failing and providing structural issues. This application is intended to redress this. THE PROPOSAL
2.1 Proposed is the removal of the two existing large doors on the western elevation and their replacement with smaller doors and the provision of a rendered section to make up the remaining fabric to be removed. No colour is indicated on the plans, but a stone coloured grey/brown colour may reduce the impact of the areas of render within the otherwise stone elevation. The roof is also to be replaced as is and an existing window on the rear elevation is to be blocked off and an existing door on the first floor of the lane-side gable is to be refurbished. Existing windows - the sliding sashes and the blocked up windows are to be replaced with plastic framed casements with a Georgian pane glazing pattern. PLANNING POLICY - 3.1 The site lies within an area of Mixed Use on the Area Plan for the South adopted in 2013 and within the proposed Conservation Area. The site is not mentioned in the Conservation Area appraisal although the Isle of Man Bank building alongside is identified as being of interest and other buildings to the east are identified as having a negative impact.
3.2 There is no conflict between the proposal and the land use designation of the plan and as such, the following Strategic Plan policies are considered relevant to the determination of the application:
General Policy 2: "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:
Environment Policy 35: "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."
4.1 The site has not been the subject of any previous applications. REPRESENTATIONS - 5.1 Department of Infrastructure Highway Services indicate that there is no highway interest in the application (16.05.16).
5.2 Port Erin Commissioners seek a deferral until after 14th June, 2016 (09.05.16). ASSESSMENT - 6.1 The issue in this case is whether the works will have an acceptable visual impact on the character and appearance of the area, particularly considering the potential of the area becoming a Conservation Area.
6.2 It is relevant that the building is at the rear of the site, generally away from the public gaze and where the streetscene is typical of a back lane, with the rear of buildings, car parking spaces and gable walls. It is unlikely that the site or the application building play a significant part in the special historic interest of Port Erin which led to the suggested Conservation Area status.
6.3 It is to be welcomed that the building is to continue to be used and whilst the use of render in an otherwise stone faced building could be seen as a little unfortunate, the existing façade is not completely unspoiled and what is proposed is not considered to be unacceptable. - 6.4 The application is recommended for approval.
7.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:
With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word ‘Department’ to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.
Recommendation Recommended Decision: Permitted Date of Recommendation: 03.06.2016 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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
This approval relates to drawings 8231-01, 8231-02 and 8231-03 all received on 29th April, 2016.
I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted Date: 16.06.2016 Determining officer
Signed : C BALMER Chris Balmer Senior Planning Officer
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