Officer Report

Application No.: 14/01205/B Applicant: The Co-operative Group Proposal: Installation of additional roof mounted condenser unit, shop front alterations and new steps to rear loading platform Site Address: Co-op Store 29 - 31 Main Road Onchan Isle Of Man IM3 1AP Case Officer : Miss Melissa McKnight Photo Taken: 04.11.2014 Site Visit: 04.11.2014 Expected Decision Level: Officer Delegation

Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The application site is the curtilage of the Co-operative Store which is located on the northern eastern side of the Main Road in Onchan. To site is a corner plot on the junction with Avondale Road which is the west of the application site. - 1.2 Elm Tree House adjoins the application site on the north eastern elevation. The Manx Arms sits opposite the application site to the south west.

2.0 THE PROPOSAL - 2.1 The planning application seeks the approval for the installation of a new air conditioning unit to the roof, shop front alterations including a colour change and the creation of new steps to the rear loading platform. - 2.2 The new air conditioning unit would have a height of just less than 1.4 metres, length of just less than 1.1 metres and depth of 360mm. The unit would operate at 52 to 70db. - 2.3 The shop front alteration comprise the installation of a new front door, painting of the existing render to grey, all window frames to also be grey, bin store and cat ladder at the rear re-painted and the existing openings on the western/south western elevation to be bricked up. - 2.4 The new stairs at the rear would act as access steps to the loading platform and an additional fire escape. There would be eight steps and the overall would have a height (including rails) of 2.6 metres and width of 1 metre.

3.0 PLANNING HISTORY - 3.1 The application site has been the subject of six previous planning applications that all related to external alterations and the shop front which were all granted planning approval and have been listed below: PA 04/01250/B: Installation of an ATM on front elevation.

• PA 02/00487/B: Erection of satellite dish. PA 01/00674/B: Installation of replacement doors. PA 96/01489/B: New shop front and corporate signage to retail outlet. PA 93/01252/B: Alterations and refurbishment. PA 85/01173/B: Alterations to shopfront to reposition entrance door.
• 3.2 The application site is also the subject of one current planning application for the erection of illuminated advertising signage under PA 14/01208/D. This application has not yet been determined.

4.0 PLANNING POLICY - 4.1 In terms of local plan policy, the application site is within an area zoned as Mixed Use: Residential/Office/Retail under the Onchan Local Plan 2000. - 4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains two policies that are considered specifically material to the assessment of this current planning application.

General Policy 2 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 spaces 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 unacceptable 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;
• (l) 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."

5.0 REPRESENTATIONS - 5.1 Onchan District Commissioners have no objection to the current planning application (12/11/2014).

- 6.0 ASSESSMENT

6.1 The key issues to consider in the assessment of this application are the impacts of the installation of the new air conditioning unit on the street scene of Avondale Road and Elm Tree Road and neighbouring residential amenity and nearby public amenity and the impacts of the shop front alterations on the appearance of the building within the street scene of Main Road and Avondale Road. - 6.2 It is not uncommon for buildings such as the application site to have air conditioning units on the roof. The additional unit would be wholly visible as one travelled south east along Avondale Road towards Main Road and from the car park of Avondale Road. There would also be partial views of the additional unit from Elm Tree Road as one walked west towards Avondale Road. Whilst there would be an additional unit, totalling three units on the roof, the increase in mass is not judged to be of a scale that would constitute over intensification and warrant a reason for refusal and would not be much more significant to what already exists. - 6.3 The sound of the unit will not increase above 70db which is equivalent to a vacuum cleaner at 1 m. At its quietest, the unit would operate at 50db which is equivalent to a refrigerator at 1 m distance or a bird twitter outside at 15 m distance. The sound levels are considered to be an acceptable noise level not to cause harm on those using the area and building, nor on the public and private amenity within the vicinity of the application site. - 6.4 The shop front alterations including the re-painting and blocking up of the existing apertures on the western/south western elevation are judged to enhance the overall appearance of the building. The works proposed are deemed to upgrade the appearance of the application site building and uplift the overall look of the building as viewed within the street scene and as such this element of the planning application is considered unobjectionable. - 6.5 The new stairs at the rear, adjoining the loading platform, is considered to be a fairly modest form of development and is not considered to harm public or private amenity or appear detrimental in the street scene.

7.0 RECOMMENDATION - 7.1 It is recommended that the planning application be permitted.

8.0 PARTY STATUS - 8.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure) (No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application, Highway Services, and the Local Authority in whose district the land the subject of the application sits.

Recommendation

Recommended Decision: Permitted

Date of Recommendation:

19.11.2014

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 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.

• C 2. The noise emitted from the new air conditioning unit hereby approved shall not operate above 70db. Reason: In the interests of neighbouring residential and public amenity.

This approval relates to drg no.2580-1, 2580-2 and 2580-3 all date stamped as received 21st October 2014.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer.

Decision Made : Permitted Date : ………15/12/14……….. Determining officer (delete as appropriate) Signed :…………………………………….. Chris Balmer Senior Planning Officer Signed :…………………………………….. Sarah Corlett Senior Planning Officer Signed :…………M Gallagher Michael Gallagher Director of Planning and Building Control Signed :…………………………………….. Jennifer Chance Head of Development Management