Officer Planning Report 10/00183/B

Planning Report And Recommendations {{table:441776}} ### Considerations {{table:441774}} ### Written Representations ### Consultations {{table:441775}}

Officer's Report

The Application Site And Proposed Development

The application site comprises the curtilage of a petrol filling station that is located on the southern side of Main Road in Union Mills, Braddan.

The proposed development comprises alterations to the shop and sales area.

Planning History

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

Representations

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

Planning Policy

In terms of local plan policy, the application site is within an area recognised as being within predominantly residential use under the Braddan Parish District Local Plan. There are no policies with Planning Circular 6/91, the written statement that accompanies the local plan, which are considered specifically material to the assessment of the planning application.

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. 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 planning approval for alterations to the shop and sales area.

The proposed alterations are considered to be relatively modest and unobjectionable, with no impact on public amenity, private amenity or highway safety. As such, the proposal accords with General Policy 2 of the Isle of Man Strategic Plan 2207.

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 should be afforded interested party status:

The Department of Transport Highways Division.

Recommendation

Recommended Decision: Permitted Date of Recommendation: 19.03.2010 Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

• : Notes attached to refusals

C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

C 2. This approval relates to drawing no.s 4291/L1, 4291/S1 and 4291/P1 date stamped the 12th February 2010.

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

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