Planning Officer Report Recommendations

Planning Report And Recommendations {{table:170130}} {{table:170131}} {{table:170132}} {{table:170133}} ### Considerations {{table:170134}} ### Written Representations ### Consultations {{table:170135}} {{table:170136}}

Officer's Report

The Site

The application site forms the curtilage of the Tynwald Restaurant, Main Road, St Johns. The property is a two storey building, prominently located on the corner of Station Road and Peel Road and to the immediate south of Tynwald Hill.

Planning Status

The application site is located within an area zoned as Area of Retail in the St Johns Local Plan (Planning Circular 6/99).

There are no specific policies contained within the adopted Strategic Plan that refer to this type of development and therefore the application should be considered against the provisions of General Policy 2.

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.

Planning History

There have been no previous planning applications relating to the application site which are considered relevant in the consideration of this application.

The Proposal

The application seeks approval for the construction of a conservatory to the side (Station Road) elevation which would create additional floor space for the restaurant and a new entrance. In addition, an external staircase is proposed to the Station Road elevation and a single door would replace the double door to the front elevation. Internal alterations are proposed which are not part of this application as they do not require planning permission.

Representations

German Parish Commissioners deferred the application and no further comments have been received. The Department of Transport Highways Division advise of no objection and the Department of Transport Drainage Division advise of no objection subject to condition. The Isle of Man Fire and Rescue Service request further consultation should planning permission be granted.

Assessment

The external alterations to the building would introduce a conservatory to the Station Road elevation and would it is considered, improve the appearance of this elevation within the streetscene. The building has been altered in the past, and the alterations proposed would begin to unify the appearance of the building as it would extend toward the front elevation.

The staircase to the rear would not be 'read' as part of the front and side elevation of the building, given its location and is considered to be acceptable.

RECOMMENDATION It is recommended that the application be approved.

PARTY STATUS It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded interested party status:

German Parish Commissioners Department of Transport Drainage Division Department of Transport Highways Division

Accordingly the following parties are not afforded Interested Party Status:

Isle of Man Fire and Rescue Service.

Recommendation

Recommended Decision: Permitted

Date of Recommendation:

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 the plans and information submitted as part of this application and date stamped 29th June 2007.

C 3. There must be no discharge of surface water to the main foul sewer.

C 4. There must be no discharge of fat or other food waste to the public foul sewer.

NOTE It will be the responsibility of the developer/occupier of the premises to provide satisfactory means of disposal for such waste.

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.

Decision Made : ... Committee Meeting Date : ...