DEC Officer Report

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No.: 23/01338/C Applicant: Mr Richard Palmer Proposal: Additional use of former post office as offices and/or retail Site Address: Shop 29 Douglas Street Peel Isle Of Man IM5 1BA Planning Officer: Ms Jill Nixon Recommended Decision: Permitted Date of Recommendation: 08.02.2024

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.

• C 2. Notwithstanding the provisions of the Town and Country Planning (Use Classes) Order 2019 (or any Order revoking and/or re-enacting that Order with or without modification), the area notated as Post Office / Shop on the approved existing Ground Floor Plan shall only be used for Use Class 1.1 or Use Class 1.2 or a combination of the two uses only at any time.

Reason: For the avoidance of doubt the Department has assessed the impact of the proposal on the basis of the specific use and any alternative uses will require further consideration.

This application has been recommended for approval for the following reason.

The proposal is considered to be in keeping with the character of the building and its locality and therefore complies with General Policy 2, Environment Policy 35, and Business Policy 1 of the Strategic Plan 2016.

Plans/Drawings/Information;

This approval relates to the area indicated as Post Office/ Shop on the existing floor plan and the following information received on 14/11/23:

• * Location Plan
• * Existing Ground Floor Plan
• * Proposed Ground Floor Plan _______________________________________________________________

Interested Person Status

Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The application site is an existing retail unit (the former Post Office) which is located to the North East of Douglas Street. - 1.2 The application relates to the existing shop area and not the existing office/ former sorting office areas within the application site.

2.0 THE PROPOSAL - 2.1 This application seeks permission for the additional use of the retail unit to include an office/ reception area for an accountancy company (Use Classes 1.1 and 1.2)

- 3.0 PLANNING HISTORY

3.1 22/00820/B - Installation of replacement windows and doors. Approved. - 3.2 17/00922/B - Installation of replacement windows. Approved.

- 4.0 PLANNING POLICY

4.1 The site lies within an area zoned as "Mixed Use" on the Peel Local Plan 1989. The property is within a Conservation Area but not a Flood Risk Zone. - 4.2 The Isle of Man Strategic Plan 2016 contains the following policies considered materially relevant:

• * General Policy 2 - general standards towards acceptable development.
• * Environment Policy 35: preserve or enhance the character or appearance of Conservation Area, and special features protected. This is also reiterated in CA/2 of PPS 1/01.
• * Business Policy 1: The growth of employment opportunities encouraged.

- 5.0 REPRESENTATIONS

Copies of representations received can be viewed on the Government's website. This report contains summaries only.

5.1 Highway Services have considered the proposal and state, - "After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking" (24.11.23) - 5.2 Peel Town Commissioners - No comments received.

- 6.0 ASSESSMENT

6.1 The proposal would result in the additional use of an existing retail unit as an office where members of the public will visit to allow its anticipated use as an accountancy service' There are no proposed alterations to the building - 6.2 The application site is located just outside of the designated area on the Peel Map referred to in the Town and Country Planning (Changes of Use) Order 2019. Given the existing retail use and the edge of defined Town Centre location, it is not considered that the proposal would be at odds to the policies or general identity and character of the area. - 6.3 The current retail use has unrestricted hours of operation, it is not considered that the proposed additional use as an office/ professional service would diminish the existing levels of amenity of occupiers of neighbouring buildings It is not therefore considered to impose a condition restricting hours of operation. - 6.4 The application site benefits from a private car park, it is not considered that the proposed use will result in additional traffic/ trips and highways have raised no objections to the proposal

- 7.0 CONCLUSION

7.1 The site is located in a mixed Use area on the edge of the defined Town Centre where a use as a financial / professional service would not be out of keeping. It is considered that the proposal w0uld preserve the character of the building and the Conservation area. It is therefore considered that the proposal complies with the relevant criteria of adopted policies General Policy 2, Environmental Policy 35 and Business Policy 1 of the Strategic Plan 2016 and is recommended for approval - 8.0 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 Acting 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 : 15.02.2024 Determining officer

Signed : A MORGAN Abigail Morgan Acting Head of Development Management

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