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Application No.: 09/00919/B Applicant: Kennaugh & Skinner Ltd Proposal: Erection of a retail unit with accommodation above (comprising amendments to 08/01266/REM) Site Address: - Ballabeg Stores Site - Main Road - Ballabeg - Castletown - Isle Of Man - IM9 4HB ### Considerations Case Officer: Miss S E Corlett Photo Taken: - Site Visit: - Expected Decision Level: Senior Planning Officer ### Written Representations ### Consultations Consultee: Highways Division Notes: Do not oppose Consultee: Arbory Parish Commissioners Notes: No comments. Consultee: Drainage Division Notes:** No objection
The site represents the curtilage of a former shop situated on the southern side of the A7 highway in the heart of Ballabeg. The former shop was demolished in 2008 when planning permission was granted for a replacement. Provision for this is found in the Arbory and East Rushen Local Plan.
The site is defined on the Arbory and East Rushen Local Plan as Retail, reflecting its then current use. Planning policies within the Written Statement aim to make provision for the expansion of the shop and to provide car parking, possibly involving re-development of the site. The policy states:
"ENCOURAGEMENT AND SUPPORT WILL BE GIVEN FOR ANY REASONABLE PROPOSALS TO EXTEND OR REPLACE THE EXISTING SHOP IN BALLABEG. SUCH EXTENSIONS OR REPLACEMENT MUST TAKE PLACE ONLY WITHIN THE AREA IDENTIFIED AS DEVELOPMENT AREA 18. ANY PROPOSAL FOR SIGNIFICANT ALTERATIONS OR EXTENSIONS OR REPLACEMENT OF THE SHOP MUST INCLUDE PROVISIONS FOR CAR PARKING AND MUST REPRESENT A VISUAL IMPROVEMENT TO THE 7 July 2009 09/00919/B Page 1 of 3
EXISTING FACILITY." The accompanying development brief includes a requirement for the provision of car parking as an integral part of any development proposals. Development Area 18 extends from the existing curtilage of the shop as far west as the small car parking area opposite the village hall.
Planning permission was sought for the extension of the shop under PA 89/1339. This was refused on review for reasons relating to the appearance of the extended structure.
Planning permission was then sought for the principle of the re-development of the site to provide a new shop with flat above. This permission, PA 06/0347 required that the application for reserved matters demonstrate the provision of at least one parking space off road together with a lay-by, all of which must be discussed with the Department of Transport prior to the submission of any application. Also, a condition was attached to require that the shop is accessible by disabled persons, the new building must acknowledge the traditional style and materials of the majority of properties in the village and its prominent position within the streetscene.
Proposed is the amendment of the approved scheme to include a single storey canopy across the front of the ground floor of the front elevation and the finish of the ground floor in stone compared with the finish of the whole of the front elevation in stone as approved. The plans are not explicit in this with no colouring of the elevations and a simple annotation of the plans. Also the stone finish on the rear external stairs is to be omitted. The application is misleading in that the application form states that the application is for "alteration to proposed front elevation to provide protective canopy" and makes no mention of the omission of stonework to the rear staircase and the upper part of the front elevation.
Arbory Parish Commissioners, Department of Transport Highways and Traffic Division and Department of Transport Drainage Division raise no objection to the application.
The principle of the replacement of the former building with a new shop with accommodation over is acceptable and the nature of the changes now proposed should be judged on the visual impact which these changes will have. The omission of the stonework from the upper half of the front of the building will create a horizontal element to the building which is not found on traditional buildings on which this building has been modelled. The proposed roof has a similar modernising effect and is not a feature which compliments the otherwise traditional character of the building. The omission of stonework on the rear stair also diminishes the traditional character of the building, the rear of the building will be visible from the approach from the south.
As such the changes are considered to be detrimental to the appearance of the building which is a prominent one within the village. It is unfortunate that after planning permission has been granted for a well designed and properly finished property which is now being amended, taking away important elements with no reasoned justification for this and in an application which does not make the full extent of the changes clear.
As such the application is recommended for refusal.
The Department of Transport and the local authority are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered "interested persons" and as such should be afforded party status.
Date of Recommendation: 07.07.2009
The introduction of stonework on only the lower half of the front elevation will result in an in-appropriate finish to the property which has been designed as a traditional building. The proposed canopy is similarly out of keeping with the traditional character of the property and with the older buildings in the immediate vicinity which are generally stone faced and flat fronted. The omission of the stonework on the rear external fire escape will detract from the attractiveness of the building as originally designed and approved.
I confirm that this decision accords with Government Circular No 10/09, Delegation of Functions (Development Procedure), GC No 11/09 (Advertisements) and GC No 12/09 (Registered Buildings) all to the Senior Planning Officer.
Decision Made: Refused Date: ............................... Signed: ............................... Senior Planning Officer
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