15 November 2006 · Director of Planning and Building Control (M. I. McCauley)
The Stores, Main Road, Ballabeg, Castletown, Isle Of Man, IM9 4ha
The application sought approval in principle to demolish the existing shop premises at Ballabeg Stores, a small corner site on the A7 in the village of Ballabeg, and replace it with a new retail unit on the ground floor and a flat above.
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The officer assessed the proposal against the Arbory and East Rushen Local Plan, which designates the site as Retail (Development Area 18) and specifically supports 'reasonable proposals to extend or …
Arbory and East Rushen Local Plan Policy BG/P/3
Policy encourages and supports reasonable proposals to extend or replace the existing shop in Ballabeg within Development Area 18, requiring provisions for car parking and representing a visual improvement. Officer assessed the principle of redevelopment as compliant, noting desirability of retaining the shop and potential for parking improvements via lay-by; no significant alterations proposed beyond replacement on existing footprint.
Time limit and reserved matters
This approval is in principle only and will remain valid for a period of two years within which time no development may take place until such time as details of the reserved matters (siting, design, external appearance, internal layout, means of access, landscaping) have been approved by the Planning Authority. Such reserved matters should form the subject of a single application.
Approved plans
This permission relates to the principle of the erection of a replacement shop together with residential accommodation over, as shown and described in the plan reference ML1 received on 28th February, 2006 and the site plan reference ML2 dated 29th May, 2006.
Parking and lay-by
The application for reserved matters must demonstrate that the development will make provision for the safe parking of one vehicle off the road together with a lay-by. The applicant should discuss these issues with the Department of Transport prior to the submission of any application for reserved matters.
Wheelchair accessibility
The new shop facilities must be accessible by unassisted wheelchair users.
Design and materials
The design of the new building must acknowledge the traditional style and materials of the majority of existing properties in the village and its prominent location in the streetscene.
Surface water drainage
There must be no discharge of surface water to the main foul sewer.
Foul sewer connection
The proposed development must be connected to the main foul sewer.
Supports replacement of old shop with modern structure for community reasons as the only shop in Ballabeg; traffic concerns outweighed by social benefits; suggest condition for ground floor shop use only.
No objection as long as it fits within existing site and design is appropriate for its setting on edge of countryside.
Supports the application as the maintenance of an important local service.
No objection subject to conditions on surface water and foul sewer disposal.
Recommends accessibility for unassisted wheelchair users.
No objection; recommend standard note on water supply.
Advise contact regarding underground cables; no planning objection.
Multiple consultees responded to application 06/00347/A with most raising no objection subject to conditions on drainage, water supply, electricity safety, accessibility, and shop use restriction, though Highways initially objected due to visibility issues before withdrawing.
Key concern: The visibility from the existing driveway is inadequate to serve the needs of the existing traffic
SPMCE
No Comment1ST draft Date of this response/06
IoM Water Authority
Conditional No ObjectionSee Note (3); For a change in the supply to a premises (domestic or commercial) the applicant should contact the IoMWA Byelaws Inspector (Michael Karran), tel. 69 59 57
Conditions requested: a condition of planning be that the applicant must contact the Authority to ensure that a connection is obtained for water supply purposes, or an amendment to the existing supply under the terms of the Water Supply Byelaws
Manx Electricity Authority
Conditional No ObjectionAll work on the site to be carried out with reference to HSE Guidance note HS(G)47.
Conditions requested: Please contact Anthony Kinrade or Ian Horsey, Operations and Maintenance Dept, Network Services, as there are High Voltage Underground cables crossing the area of your planning application. This is to discuss working practices around these cables which may be required to be diverted before any work can be carried out on site.; Please contact the Planning Department to discuss proposed loads required.; Please contact the M.E.A. for an Electrical Site Safety 5.
Andrew Jessopp
SupportI support the principle of this application as it may strengthen the sustainability of a local service.
Department of Transport Highway Division
No ObjectionThe Department of Transport Highway Division have withdrawn their objection to this application and we Do Not Oppose this development proposal.
Conditions requested: modifications of the lay by design will be required within a detailed or reserved matter planning application these should be prepared after consultation with the Department of Transport
Arbory Parish Commissioners
SupportThe Commissioners feel that it is very important for social and community reasons to have a shop in the village and that this consideration outweighs the siting issue. The Planning Committee will be aware that this is the only shop in Ballabeg.
Conditions requested: any permission should contain a condition preventing the ground floor being used for other than shop purposes.; the building is in keeping in appearance with the surrounding part of the village.
Disability Access Office
Conditional No ObjectionConditions requested: Entrance should be accessible to an unassisted wheelchair user.; Where there is full-length glass doors fitted they should be marked in some way at mid height to assist people with sight impairment.; It is preferable to have automatic doors but where this is not the case then the doors should not be so heavy as to require a pulling force exceeding twenty Newton’s, measured at the leading edge, to open the door.; Inside layout should have sufficient aisle width as to allow an unassisted wheelchair user to manoeuvre.; All serving counters should contain at least one section suitable for wheelchair users. (e.g. low enough to use to write a cheque); Where parking is provided provision should include a ratio of designated disabled parking places in line with the table below.
Drainage Division, Department of Transport
Conditional No ObjectionNO OBJECTION In principle subject to
Conditions requested: The proposed development must be connected to the public sewer(s). Full details of the foul and surface water disposal routes from this dwelling must be submitted as part of any subsequent detailed planning application.; There must be NO discharge of surface water (directly or indirectly) from this proposed development to any foul drainage system(s) so as to comply with the requirements of the Department of Transport Drainage Division.
Department of Transport Highway Division
ObjectionObjection
