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PLANNING OFFICER REPORT AND RECOMMENDATION

Application No. : 23/00565/B Applicant : Mr Richard Quayle Proposal : Change of use from workshop and storage with associated facilities to storage and distribution with associated facilities, installation of sectional doorset to south east elevation Site Address : Unit 2 Peel Road Industrial Estate Braddan Douglas Isle Of Man IM4 4LF

Principal Planner: Mr Chris Balmer Photo Taken : Site Visit : Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 16.06.2023 __

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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

C 2. Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2019 (or any Order revoking and/or re-enacting that Order with or without modification), the Units shall not be used other than for Class 2.4 - Storage or distribution and for no other purposes.

Reason: The Department has assessed the impact of the proposal on the basis of the specific use and any alternative uses within the same Use Class will require further consideration.

N 1. The applicant is advised that the property is within a flood zone and precautions should be taken to make the property flood resilient where possible and to raise storage above ground level.

This application has been recommended for approval for the following reason.

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Overall, it is concluded that the planning application is in accordance with aforementioned General Policies of the Isle of Man Strategic Plan 2016 and would have no adverse impact upon public or private amenities.

Plans/Drawings/Information; This approval relates to the submitted documents and drawing all received on 10.05.2023.

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Interested Person Status - Additional Persons

It is recommended that the following Government Departments should be given Interested Person Status on the basis that they have made written submissions these do relate to planning considerations:

Flood Management Division (DOI) __

Officer’s Report

1.0 APPLICATION SITE 1.1 The application site is Unit 2, Peel Road Industrial Estate, Braddan which is located to the northeastern side of the Peel Road. The site lies lower than the public highway and is accessed therefrom by an estate road which runs from the southeast of the building and access onto Peel Road. To the northeast of the site is the River Dhoo and beyond the former Railway Line (now a public footpath).

1.2 Within the estate there are already a number of industrial buildings /uses.

2.0 THE PROPOSAL 2.1 The application seeks approval for the change of use from workshop and storage with associated facilities to storage and distribution with associated facilities, installation of sectional door set to south east elevation.

3.0 PLANNING HISTORY 3.1 This application site has been subject to a number of previous planning applications; however, none are considered specifically material to the assessment of this current planning application.

4.0 PLANNING POLICIES 4.1 In terms of local plan policy, the site lies within an area designated on the Area Plan for the East as Industrial Use. The site is not within a Conservation Area. The north wester elevation (rear) has an area of high risk of surface water flooding.

4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains two policies that are considered materially relevant to the assessment of this current planning application:

b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the space around them; c) does not affect adversely the character of the surrounding landscape or townscape; 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 adverse effect on road safety or traffic flows on the local highways."

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4.3 Transport Policy 7: 'The Department will require that in all new development, parking provision must be in accordance with the Department's current standards.' The standard in respect of light industrial requires there to be one parking space per 30 sq m of floor space for light industrial use, one per 50 sq m of industrial floor space and 1 per 100 sq m of storage and distribution floor space.

5.0 REPRESENTATIONS 5.1 Braddan Commissioners have no objection (23.05.2023).

5.2 Highway Services does not oppose (22.05.2023) commenting; "After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking."

5.3 The Head of Health and Safety (DEFA) initially commented (24.05.2023); "The Health and Safety at Work Inspectorate has assessed this application and I can confirm that it currently does not advise against the development although we do wish to raise a question with the developer before confirming this stance. 1. The site appears to encompass the access road to the Isle of Man Energy liquefied petroleum gas (LPG) filling plant neighbouring the proposed development, currently IOM Energy has use of this route which also acts as an emergency exit from the IOM Energy plant. Please can the developer confirm that any development on the site will not affect access and egress to/from the site, in particular emergency escape routes?"

5.3.1 Following the initial email the applicants confirmed (30.05.2023) the following which was accepted by the Head of Health and Safety; "Thanks for your email, I can confirm that Manx Gas will still have all of the same access requirements as in place at present, there will be no changes"

5.4 Flood Risk Management (DOI) make the following comments (22.05.2023): "The property is within a flood zone and Precautions should be taken to make the property flood resilient where possible and to raise storage above ground level."

6.0 ASSESSMENT 6.1 The fundamental issues to consider in the assessment of this planning application are; (i) principle of the use (ii) the impact of the proposed development on the character and appearance of the surrounding area and (iii) whether there is sufficient parking provision for the new use.

Use 6.2 The proposed use of the building would be compatible with the area and the land use designation. The Applicants are Island Express Limited who deal with large freight to small parcels, logistics planning to storage solutions (website).

Visual Impacts 6.3 The development will have little in the way of visual impact in terms of change to the character and appearance of the area, the new door would not be publically apparent nor is it out of keeping as it is within an industrial estate with buildings of a similar character already on the site.

Parking provision 6.4 With regard to parking the floor area of the building equates to approximately 730sqm. For storage and distribution a total of 1 space per 100sqm is required. Therefore 7.3 spaces are required on the site. While the plans do not specifically indicate any parking spaces, it is clear from the site plan, aerial photograph and photographs that there are more than the 7 spaces within the site.

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Other Matters 6.5 In terms of Flood risk matters a note should be attached to any approval.

7.0 RECOMMENDATION 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 would have no adverse impact upon public or private amenities and therefore it 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: (a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.

8.2 The decision maker must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed above who should be given Interested Person Status.

8.3 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot 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 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: 19.06.2023

Determining officer Signed : J SINGLETON

Jason Singleton

Principal Planner

Customer note

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