29 November 2016 · Committee
Workshop, Harbourmaster'S Office, Breakwater Road, Port Erin, Isle Of Man, IM9 6ja
This application sought permission for alterations to The Coal Shed on Breakwater Road, Port Erin, including changing a window to a door, installing a flue, fitting eight roof-mounted wind turbines, and creating an outdoor seating area. The building is a plain but characterful stone and slate industrial unit with vertically proportioned windows, sitting above fishermen's stores on the southern side of Breakwater Road opposite Raglan Pier. The key planning questions were whether the physical changes and turbines would harm the character and appearance of the building and surrounding area, and whether the outdoor seating area would cause problems for neighbouring businesses or users of the shared access lane. The application was permitted by the Department of Environment, Food and Agriculture, with two conditions attached.
The application was approved by the Department of Environment, Food and Agriculture. The key planning questions centred on whether the alterations, turbines, and outdoor seating area would harm the character of the building or the surrounding area, and whether the seating area would affect access or neighbouring uses. Permission was granted with two conditions.
Development in or around harbours should neither compromise the ability of the harbour to accommodate other commercial or recreational users in a viable manner, nor be detrimental to the character of those harbours of historic interest.
harbours
Transport Policy 13: Development in or around harbours should neither compromise the ability of the harbour to accommodate other commercial or recreational users in a viable manner, nor be detrimental to the character of those harbours of historic interest.
general standards of development
best practice in the reduction of energy consumption
General Policy 2: 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. 6.3 Development outside of areas zoned for development
preserve or enhance the character or appearance of the area
Environment Policy 35: Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development. 7.30 Development adjacent to Conservation Areas 7.30.1 It is often the case that important views into and out of a Conservation Area can contribute significantly to its character. It is necessary to assess the impact any development adjacent to conservation areas may have on such views.
Condition 1
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Condition 2
No advertising may be displayed on the turbine. Reason: In the interests of the visual impact of the turbines.
