Officer Planning Report

Application No.: 09/01885/R Applicant: Mr Roger Alcock Proposal: Change of use of first floor to a beauty salon (Retrospective) Site Address: 11A Port Jack Onchan Isle Of Man IM3 1EB ### Considerations Case Officer: Mr A Holmes Photo Taken: Senior Planning Officer Site Visit: Senior Planning Officer ### Written Representations ### Consultations Consultee: Highways Division Notes: objection Consultee: Onchan Commissioners Notes: approved. Consultee: Drainage Division Notes:** no objection

Officer's Report

The Application Site And Planning Application

The application site comprises a property that is located within the Port Jack area of Onchan.

The planning application seeks approval to change the use of the first floor of the property as a beauty salon. Planning approval is sought retrospectively.

Planning History

The application site has not been the subject of any previous planning applications that are considered specifically material to the assessment of this current planning application.

Representations

Onchan District Commissioners recommend that the planning application be approved.

The Department of Transport Highways Division object to the planning application on the grounds that they consider there to be congested parking in this area and no provision is made for staff or customer parking.

The Department of Transport Drainage Division do not oppose the planning application.

Planning Policy

In terms of local plan policy, the application site is located within a wider area of land that is designated as shopping use under the Isle of Man Planning Scheme (Onchan Local Plan) Order 2000 Map No. 1.

In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered specifically material to the assessment of this current planning application.

7 January 2010 09/01885/R Page 1 of 3

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."

Assessment

The planning application seeks retrospective approval to change the use of the first floor of the property as a beauty salon. It has been previously established that the fact that approval is sought retrospectively should neither advantage not disadvantage consideration of the planning application. The ground floor of the property operates as a hairdressers and it is proposed that the first floor would be used as three beauty treatment rooms. The application states that the use will require two staff members and that the opening hours would be the same as the hairdressers (Sunday \& Monday: closed, Tuesday \& Wednesday: 09:00 - 17:00, Thursday: 09:00 - 21:00, Friday \& Saturday: 09:00 - 17:00).

The proposed use is clearly related to the existing use of the ground floor of the property as a hairdressers and considered to be in keeping with the land use designation under the Onchan Local Plan. The physical use of the first floor as three beauty treatment rooms would not cause any noticeable harm to the public and private amenity of the surrounding area. As stated earlier in this report the Department of Transport Highways Division object to the planning application on the grounds that they consider there to be congested parking in this area and no provision is made for staff or customer parking. Whilst it is correct that the property has no dedicated off-street car parking provision it is considered that the location of the property within a small commercial area, the access to public transport, and level of use proposed are such that any additional traffic generated would not cause sufficient harm to warrant refusal the planning application.

It is recommended that the planning application be approved.

Party Status

It is considered that the following parties that made representations to the planning application meet the criteria of Government Circular 1/06 and should be afforded interested party status:

Onchan District Commissioners; The Department of Transport Highways Division; and The Department of Transport Drainage Division.

Recommendation

Recommended Decision: Permitted Date of Recommendation: 07.01.2010

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval

N : Notes attached to conditions : Reasons for refusal

• : Notes attached to refusals

C 1.

The use must be taken up within four years of the date of this notice in order for this approval to remain valid after that time.

C 2. This approval relates to the use of the first floor of the property defined by the red line on the location plan date stamped the 18th November 2009.

I confirm that this decision accords with Government Circular No 09/09 Delegation of functions, 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 : Permitted Date : 12 JUNNOV 2010

Signed : (1) Senior Planning Officer