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THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE AS THERE IS AN OBJECTION FROM THE LOCAL AUTHORITY AND THE APPLICATION IS RECOMMENDED FOR APPROVAL
The site is the curtilage of a former stone warehouse which has begun to be converted to a dwelling under a permission granted under PA 06/1671. The building has a small front garden which abuts Quine and Cubbon Printers. Opposite the site is a hot food take away and a lane which runs to the rear of the High Street. To the rear is a block of garages and a parking area. To the south east is another warehouse.
The site lies within an area designated on the Town and Country Planning (Development Plan) Order 1982 as Predominantly Shopping. On the most recent draft Southern Area Plan the site lies within an area of Mixed Use.
THE PROPOSAL Proposed is a modification of the approved scheme, replacing an area of approved but not existing stonework on the rear of the building, alongside the garages, with timber cladding. This will be horizontal cedar boarding at 150 mm widths up to a height of 4 m . The application reiterates the remainder of the approved scheme, the application referring to the whole of the scheme as the works are as yet only partially completed.
The appropriate policy to apply is General Policy 2 which 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 space 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 adverse 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; I) 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."
Prior to the 2006 approval for conversion of the building to a dwelling, planning permission was granted on appeal under PA 04/1115 for the conversion of the workshop to three apartments and prior to that under PA 01/1253 for the same concept.
Highways and Traffic Division indicate that they do not oppose the application The Manx Electricity Authority seeks consultation regarding the provision of electricity supply. Port St. Mary Commissioners indicate that they consider the timber boarding out of keeping with the rest of the building which is finished in stone.
The proposed change in material does not adversely or materially affect the appearance or character of the property nor will it affect the amenities of those in property in the vicinity.
Whilst the timber work would be a different material to the existing, the use of timber and stone is not uncommon - for example on the new developments on Shore Road Underway. There are garage doors within the streetscene of the application site which introduce expanses of timber work also. It may help if the timber is stained a dark brown colour which may be controlled by condition.
The local authority is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status.
The Manx Electricity Authority raise issues which are not material planning considerations and as such should not be afforded party status in this instance.
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.
Recommended Decision: Permitted
Date of Recommendation: 27.01.2011
N : Notes attached to conditions R : Reasons for refusal
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 conversion of the workshop to a dwelling as shown in drawings reference and 265 / 1 / 6 all received on 23rd December, 2010.
C 3. The cladding must be painted or stained dark brown within one month of having been erected on site and thereafter maintained in such a colour.
I confirm that this decision has been made by the Planning Authority in accordance with the authority afforded to it under the Town and Country (Development Procedure) 2005
Decision Made : Authority Meeting Date : Signed :
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