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Application No.: 21/00708/B Applicant: JM Project Management Ltd Proposal: Installation of an ATM machine into the existing retail unit Site Address: Retail Unit Crosby Meadow Estate Peel Road Crosby Isle Of Man IM4 2EE Planning Officer: Mr Paul Visigah Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 19.08.2021 _________________________________________________________________
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
This application has been recommended for approval for the following reason. This application is considered to comply with General Policy 2 and Transport Policy 1 of the IOM Strategic Plan.
Plans/Drawings/Information; This approval relates to the drawing number: 16/2576/105 P, received 21 June 2021. _______________________________________________________________
Additional Persons
None _____________________________________________________________________________
1.0 THE SITE - 1.1 The site is part of a retail unit (currently under construction and near completion) which lies to the south west of the junction of the A1 Main Road through Crosby and the north-south
2.0 THE PROPOSAL - 2.1 The application seeks planning approval for Installation of an ATM machine into the existing retail unit. The ATM would be installed on the left side of the larger retail unit and on the side of the front elevation finished with Manx stone to façade. The ATM would be 650mm wide and 950m high, and be situated within an indent on the front elevation 2.2m high and 1.49m wide. There is a ramp access by this location to enable access for wheelchair users.
3.0 PLANNING POLICY - 3.1 The site of the proposed retail unit is designated on the Area Plan for the East (Map 10) as 'Predominantly Residential', which re-establishes the previous designation of the site on the Development Plan as Proposed Residential'. The site is not within a Conservation area or prone to flood risk. As such, the following parts of the Strategic Plan are relevant: - 3.2 General Policy 2 states that "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:
3.3 Transport Policy 1: "New development should, where possible, be located close to existing public transport facilities and routes, including pedestrian, cycle and rail routes."
4.0 PLANNING HISTORY - 4.1 The site has also been the subject of a number of applications which includes the detailed application PA 17/00852/B for the erection of 28 residential units and retail unit with associated parking and landscaping. Approved. This is the approval that has been implemented on the site.
Note: The unit which is the subject of the current application was approved as part of this application which has currently been built with works currently underway to complete the landscaping works around the retail building.
C14: The retail building must be erected, laid out and used as shown in drawing 16/2576/105F received on 20th November, 2018. In particular, the two units must be arranged as shown and may not be combined or merged, and there may be no additional floor space introduced either through the introduction of mezzanine flooring or other means.
Reason: The proposal as approved represents less than 500 sq m of retail floor space which would not require a Retail Impact Assessment (RIA) to demonstrate that it would not have an adverse impact on the viability and vitality of the town centres; any increase in floor area would be in excess of this and no RIA has been provided.
5.0 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 they 'Do not oppose' in a letter dated 8 July 2021. - 5.2 Marown Commissioners have stated that they have no objection to the application in a letter dated 22 July 2021. - 5.3 No comments have been received from neighbouring properties.
6.1 The fundamental issues to consider in the assessment of this planning application are;
6.2 In terms of the visual impact of the proposed alteration to install the ATM machine, it is considered that this will have a neutral impact on the appearance of the building given that the building is a retail building and it is not uncommon to have such features on retail buildings. As well, the ATM would sit comfortably with the modern appearance of this building and would involve relatively little change in terms of scale relative to the building as a whole, and is not considered to be out of place or in an inappropriate location. - 6.3 Within British Standards it is recommended that suitable illumination is provided for devices such as ATM machines in order to improve visibility of the devices and to improve the safety of those using the devices. British Standards BS8300 states "Card and coin operated devices, in particular ATMs, should be located in areas that are overlooked by people, and well lit at all times." What is proposed here would sit well with this requirement as it would be positioned at a location where there would be distant views from various vantage points along the main road and from the properties in the locality. Moreover, the location would be frequently visited by visitors to the retail units which makes it a secure location for intended users. Besides, the location would facilitate access for all types of users as it would be located along a public transport corridor and cycling route which would ensure it complies with Transport Policy 1. - 6.4 With regard to its impact on the surrounding area and streetscene, the proposal is considered to be of an appropriate style and material finish, and it is not expected that the required illumination will detract views of the local area, or create any adverse impacts on highway safety. - 6.5 Based on the foregoing, it is considered that any impacts resulting from the installation of the new ATM on the appearance and character of the area would be minimal and would not be sufficient to warrant refusal of the application.
7.1 Overall, it is concluded that the planning application is in accordance with aforementioned General Policies of the Isle of Man Strategic Plan 2016 and is recommended for approval. - 8.0 INTERESTED PERSON STATUS
8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:
I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status
Decision Made : Permitted Date : 25.08.2021 Determining officer
Signed : S BUTLER Stephen Butler Head of Development Management
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