DEC Officer Report

Application No.: 19/00987/B Applicant: The Secret Pizza Company Proposal: Addition of seven polycarbonate panels between poles of existing enclosure (retrospective) Site Address: The Old Mortuary Farrants Way Castletown Isle Of Man IM9 1NR Planning Officer: Mr Paul Visigah Photo Taken: 24.09.2019 Site Visit: 24.09.2019 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 15.10.2019 _________________________________________________________________

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.

Plans/Drawings/Information;

This approval relates to drawing numbers 1907-SP-100, 1907-SP-101, and 1907-SP-200 date stamped and received 5 September 2019. _______________________________________________________________

Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report THE SITE

1.1 The application site is an irregularly shaped parcel of land accessed off Farrant's Way but immediately abutting a commercial property that faces onto The Parade square in Castletown. Within the site is the Old Mortuary building, which is formed of two separate elements of historic built fabric: one element has a hipped roof while the other is gable-ended.

• However, both are pre-1920s being finished in a mixture of limestone and natural slate, along with timber windows and doors.
• 1.2 The building is currently used as a pizza preparation and serving facility in association with recent planning approvals although the boundary treatment is not in accordance with the approved details.

1.4 Out with the building, which is built into the boundary wall between the nearby Civic Centre and Isle of Man Bank, is an area of hardstanding that provides for six angled parking spaces. Flanking this parking area is an area of outdoor sitting area of 4 units separated by a driveway access to the parking area at the rear of the Civic Centre. Also within the site is an area of hardstanding adjacent to the Civic Centre. THE PROPOSAL - 2.1 Planning approval is sought for the addition of seven polycarbonate panels between poles of existing enclosure.

2.2 The existing 1100m high, 500mm deep timber enclosure will be reclad in corrugated iron sheeting. As well, seven polycarbonate panels will be placed in the gaps between the posts installed in between the corrugated iron sheeting and timber support. Each of these panels will be 2.3m wide and 1.2m high. There will be no changes to the internal structure of the tent structure. THE DEVELOPMENT PLAN

4.1 The site falls within an area zoned as Mixed Use on the Area Plan for the South, as well as falling within the Castletown Conservation Area. As such, the following policies of the Strategic Plan are relevant: - 4.2 General Policy 2 (in part): "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: (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;
• (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 and (m) takes account of community and personal safety and security in the design of buildings and the spaces around them."

4.3 Environment Policy 22: "Development will not be permitted where it would unacceptably harm the environment and/or the amenity of nearby properties in terms of: iii) vibration, odour, noise or light pollution." - 4.4 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." PLANNING HISTORY

3.1 Planning approval was granted under 17/00319/B to convert the property into a restaurant and hot food take away. This approval was subject to the operation of the business only between 1200hrs and 2230hrs on a daily basis as suggested by the applicant. Planning approval was sought for a variation of condition 2 to amend the opening hours to 0700hrs to 0000hrs daily and this was approved (18/00110/B).

3.2 Another application seeking approval for Variation of condition 2 of application 17/00319/B for the conversion of building into restaurant and takeaway, to permit extended opening hours from 10.30pm on New Year's Eve until 1am on New Year's Day was approved in 2018.

REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.

5.1 Representation from the Department of Infrastructure (DOI) Highways Division confirms that there is no highways interest in the letter dated 25 September 2019. - 5.2 Castletown Commissioners although consulted on 12 September 2019, has not commented on this application at the time of drafting this report, and so it is assumed that there are no objections to the application. ASSESSMENT

6.1 The corrugated metal panels are a modern approach to boundary treatment and whilst not a common feature within Castletown, are not particularly striking or permanent and have not generated any objections. As well, the polycarbonate panels, though a contemporary addition, will provide some form of screening from the elements for users of the tent structure and would seamlessly integrate into the existing views. It is also noted that the proposed changes will improve the energy efficiency of the affected space in line with the Islands sustainability drive. Overall, it is not considered that there is any adverse impact from either of these elements which could add interest to this area which is publicly visible and used as a pedestrian route through to the town centre. CONCLUSION - 7.1 The proposal is considered to be in accordance with the Strategic and Area Plan policies and is supported. INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 (Article 6(4), 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) Highway Services Division of Department of Infrastructure and
• (e) The local authority in whose district the land the subject of the application is situated. 8.2 The decision-maker must determine:

• * whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and
• * whether there are other persons to those listed in Article 6(4) who should be given Interested Person Status.

I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date: 22.10.2019 Determining officer

Signed : S CORLETT Sarah Corlett Principal Planner

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