Officer Report

Application No.: 15/00758/B Applicant: The Co-operative Group Proposal: Alterations to shop front, installation of replacement door and replacement goods entrance lighting Site Address: Co-op Supermarket Bay View Road Port St. Mary Isle of Man IM9 5AE Case Officer : Miss Melissa McKnight 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, a single storey building located on the south western side of Bay View Road in Port St Mary. The site also lies within the proposed Port St Mary Conservation Area. - 1.2 Elan House, an Indian Restaurant with residential above adjoins the application site on the north eastern elevation. - 1.3 The building has existing signage above the window that stretches the full width of the building and is illuminated via a trough light. There is also a projecting sign and vinyl signage in the main window.

2.0 THE PROPOSAL - 2.1 This current planning application seeks approval for alterations to the shop front, installation of a replacement front customer entrance door and installation of lighting to the goods entrance at the rear of the building.

2.3 It is proposed to finish all white areas on the shop front including the window and door frames in a traffic grey matt colour. It is also proposed to replace any rotted or decayed window frames on the front elevation with new timber frames. - 2.4 A new customer door on the front elevation would also be installed that would match the existing door but would be finished to match the new proposed shop front. - 2.5 The lighting to the rear will be an iP65 emergency bulkhead with either a 8W fluorescent or 2W leD light sources.

3.0 PLANNING HISTORY - 3.1 Most recently, planning approval was granted for alterations and installation of additional illuminated signage to existing signage under PA 15/00480/D. Previous to this, planning approval was granted under PA 08/00522/D for the installation of illuminated

signage and PA 01/00271/D for the erection of shop signs.

4.0 PLANNING POLICY - 4.1 In terms of local plan policy, the application site is within an area zoned as Mixed Use under the Area Plan for the South 2013. As previously mentioned, the site also lies within the proposed Port St Mary Conservation Area. - 4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains two policies that are considered specifically relevant 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; (g) does not affect adversely the amenity of local residents or the character of the locality; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways.

Environment Policy 35 states: "Within Conservation Areas, the Department will permit only development which would preserve or enhance the character of appearance of the area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development."

5.0 REPRESENTATIONS - 5.1 Port St Mary Commissioners have no objection to the current planning application (17/07/2015).

6.0 ASSESSMENT - 6.1 The fundamental issues to consider in the assessment of this application are the impacts of the proposed alterations on the appearance of the existing building and character and appearance of the surrounding area and proposed Conservation Area. - 6.2 As previously mentioned all white areas on the shop front would be finished in a traffic grey matt. This element of the proposal does not require planning permission as the Department cannot control the painted colour finish of the building unless there are conditions restricting colour or the building is registered. Nonetheless, these works would be deemed to enhance the appearance of the application building and uplift the overall look of the building as viewed within the street scene and proposed Conservation Area. - 6.3 It is also proposed to replace all rotten or decayed timber frames with new timber frames that would be finished in the traffic grey matt to match the previous white coloured areas of the shop front. The existing customer door would be replaced with a like-for-like albeit finished colour. It is judged that this element of the proposal would contribute to the overall renovation of the building and enhance its visual appearance considerably. All window and door frames would match the style and sizes of the existing; they would just be finished in a different colour.

6.4 With regards to the lighting at the rear of the building, it is highly unlikely that the lighting would be of a illumination level to cause harm upon the amenity of nearby residents or users.

7.0 RECOMMENDATION - 7.1 Overall it is concluded that the planning application accords to the provisions of General Policy 2 and Environment Policy 35 of the Isle of Man Strategic Plan 2007 and as such it is recommended that consent be granted.

8.0 PARTY STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 the following persons are automatically interested persons:

• (a) The applicant, or if there is one, the applicant's agent;
• (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested;
• (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material;
• (d) The Highways Division of the Department of Infrastructure; and
• (e) The local authority in whose district the land the subject of the application is situated.

Recommendation Recommended Decision: Permitted Date of Recommendation: 24.08.2015 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.

• C 2. The intensity of illumination of the rear entrance goods lights shall not exceed 30W. Reason: In the interests of amenity.

-----------------------------------------------------------------------------------------------------------This approval relates to drg no. 2887-01 and 2887-02 date stamped as received 9th July 2015.

I confirm that this decision accords with the appropriate Government Circular delegating functions to the Director of Planning and Building Control.

Decision Made : Permitted Date : 24.08.2015 Determining officer

Signed : M GALLAGHER. Michael Gallagher Director of Planning and Building Control