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23/00611/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 23/00611/B Applicant : Mr Julian Simmonds Proposal : Erection of a single storey extension to existing building Site Address : Media House Ballafletcher Road Cronkbourne Douglas Isle Of Man IM4 4RA
Principal Planner: Mr Chris Balmer Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 19.06.2023 __
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.
This application has been recommended for approval for the following reason. In summary, the proposal is considered to be in accordance with the industrial land use designation set out in the Area Plan for the East, and General Policy 2 of the Isle of Man Strategic Plan 2016 in that no unacceptable visual impact, harm to residential amenity or other impacts have been identified.
Plans/Drawings/Information;
This approval relates to the submitted documents and drawing all received on 19.05.2023. __
Interested Person Status - Additional Persons
None __
Officer’s Report
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1.0 THE SITE 1.1 The application site relates to Media House, a part single storey part two storey commercial building on the northern side of Ballfletcher Road. The site has car parking to the south between the building and a grass bank bounding the road, it sits below the road level. Access is via the north and Ballafletcher Farm Road, which starts centrally within the wider Tromode and Ballafletcher Industrial Estate which includes the Driving Test & Vehicle Examination Centre, food production sites and office based commercial enterprises.
1.2 The site is not within any Conservation Area and does not relate to a Registered Building. The land to the west of the site is currently undeveloped but is zoned for industrial development (BE017g).
2.0 THE PROPOSAL 2.1 This planning application proposes the erection of a single storey extension to existing building.
3.0 PLANNING POLICY 3.1 The site falls within an area zoned as Industrial on the Area Plan for the East 2020 (inset map for Union Mills and Strang). As such, General Policy 2 of the Isle of Man Strategic Plan is the key policy in the consideration of this application.
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: (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; (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; and (i) does not have an unacceptable effect on road safety or traffic flows on the local highways.
3.3 Business Policy 1 of the IOMSP states that the growth of employment opportunities throughout the Island will be encouraged provided that development proposals accord with the policies of this Plan.
3.4 Transport Policy 7 requires that in all new development, parking provision must be in accordance with the Department's current standards. Parking standards are set out in Appendix 7 of the IOMSP.
4.0 PLANNING HISTORY 4.1 There are previous applications associated with the site; however none are considered material in the assessment of this application.
5.0 REPRESENTATIONS 5.1 DOI Highways state (02.06.2023); "After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking"
5.2 Braddan Commissioners do not oppose the proposal (05.06.2023).
6.0 ASSESSMENT 6.1 The key considerations in the assessment of this planning application are: o the visual impact on the character and appearance of the site and wider street scene; o highways and parking;
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o the use of the site.
6.2 Visual Impact 6.2.1 Media House is a large commercial building with a functional/utilitarian appearance, on the outskirts of a wider industrial area. The proposed alterations are on the northern elevation (northwest corner of building) and therefore would not be especially apparent from public view (Ballfletcher Road). Overall, the proposal would accord with General Policy 2 in terms of design and appearance.
6.3 Highways and Parking 6.3.1 DOI Highways have reviewed the application and do not consider that any harm to highway safety, access or the parking provision on site would result. The proposal would result in a loss of a hardstanding fronting an existing roller shutter door. The new proposal would create a garage building, with a roller shutter door to access. Accordingly, the is not loss in parking provision on site.
7.0 CONCLUSION 7.1 In summary, the proposal is considered to be in accordance with the industrial land use designation set out in the Area Plan for the East, and General Policy 2 of the Isle of Man Strategic Plan 2016 in that no unacceptable visual impact, harm to residential amenity or other impacts have been identified.
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. __
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: 21.06.2023
Determining officer
Signed : J SINGLETON
Jason Singleton
Principal Planner
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