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The site represents the curtilage of the Beachcomber, a large two storied building on the southern side of Shore Road (the lower promenade). The building sits between The Bay Hotel to the east and The former Herdman Institute (now a dwelling) to the west. There is no parking associated with the building other than an integral garage.
The site lies within an area designated on the Port Erin Local Plan as "Tourism/Residential". The Written Statement includes the following policies which are relevant to this site:
"9.2 Several zones of interest do exist which include buildings which although not necessarily appropriate for registration, do contribute significantly to the character of the Village.
9.3 These zones of interest include:--.ii) Shore Road...
9.4 THE FOREGOING ZONES OF INTEREST ARE GENERALLY RESIDENTIAL OR TOURIST RELATED AND WHERE IT IS CONSIDERED THAT MAINTENANCE OR REFURBISHMENT MAY BE ENCOURAGED, PARTICULARLY AT THE UPPER LEVELS, MIXED USE WILL BE PERMITTED WHERE APPROPRIATE. MIXED USE WOULD INCLUDE RETAIL, RESIDENTIAL AND USE FOR TOURISM BUT NOT OFFICE USE.
9.7 ALTHOUGH NO CONSERVATION AREA EXISTS IN PORT ERIN IT IS RECOGNISED THAT IN THE ZONES OF INTEREST IN PARTICULAR, SPECIAL ATTENTION SHOULD BE PAID TO ALTERATIONS AND REPLACEMENT BUILDINGS WHICH MIGHT AFFECT THE GENERAL ENVIRONMENT".
The following planning applications have been submitted in respect of this site:
Proposed here is the removal of the existing timber boarding over the westernmost ground floor window and reinstatement of the window to match the existing in the remainder of the floor together with the lowering of the cill level of the window to the right of the front door. Also proposed is the creation of an extension on the eastern side to accommodate a new amusement arcade at the ground floor and a larger balcony on top which has seats and tables shown so I assume this may be used for dining in association with the café. Internally, the area shown as amusements is to be used as a café and the extension used for the amusements.
Whilst this increases the footprint of the building, this does not take away any car parking facilities as there is none presently - customers and residents having to park on the highway. The Department of Transport recommends that the workshop door is altered so that it does not open over the highway which should be addressed as a note as this door presently exists and the proposals do not warrant a change in this door.
Whilst there is an objection from the occupant of Herdman House, to the west of the site, on the basis of increased nuisance from an extended premises and the lack of parking, this facility is one the majority of whose patrons are unlikely to come to the premises by car and the extension is unlikely to generate so many more customers as would justify refusal of the application for these reasons. The public house (The Bay) has been extensively renovated and tourist accommodation created above generating more traffic with no additional car parking provision. There is no objection from the Department of Transport regarding traffic or parking.
The traffic concerns noted by the applicant are experienced at present and appear to be more a matter of a lack of enforcement of parking regulations.
The form of the finished and extended property is uninspiring and a little unimaginative but continues the very basic form of the existing building for which the proposed extension cannot really be criticised. In addition, whilst the existing building is not attractive and ill suits its prominent public location, the relatively minor extension would not justify more significant improvements to be undertaken to improve the appearance of the whole building.
The Department of Transport and the local authority are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered "interested persons" and as such should be afforded party status.
The Fire Prevention Officer raises matters of internal layout which are the responsibility of the Fire Precautions (Flats) Regulations 1996 and the Fire Precautions Act 1975 rather than planning legislation. The flats are not to be altered in this application.
The occupant of Herdman House is immediately alongside the application site and as such should be afforded party status in this instance.
Recommended Decision: Permitted
Date of Recommendation: 12.01.2007
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This permission relates to the alterations and extensions shown in drawings reference 1142-01 and -02 both received on 10th November, 2006.
C 3. The external finishes of the extension must match those of the existing building in all respects.
N 1. PRIOR to the commencement of any works the applicant is advised to consult the Chief Fire Officer to ensure that adequate fire precautions are taken.
N 2. The existing door from the workshop should be changed to one which opens away from the public highway.
I confirm that this decision accords with Government Circular Nos 44/05 (Delegation of Functions to Director of Planning and Building Control) and 47/05 (Delegation of Functions to Senior Planning Officer)
Decision Made : Permitted Date: 22/1/07 Signed: M. I. McCauley Director of Planning and Building Control
Decision Made : Permitted Date: 22/1/07 Signed: M. I. McCauley Director of Planning and Building Control
12 January 2007
12 January 2007
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