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23/01011/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 23/01011/B Applicant : Mr Julian Simmonds Proposal : Proposed extension to existing commercial building Site Address : Media House Ballafletcher Road Cronkbourne Douglas Isle Of Man IM4 4RA
Senior Planning Officer: Mr Jason Singleton Photo Taken : Site Visit : Expected Decision Level :
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 12.10.2023 __
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.
N 1. FOR YOUR INFORMATION Please be aware that a ban on the installation of fossil fuel heating systems in any new building(s) and or extension(s), will come into force on 1st January 2025.
You therefore are encouraged to ensure that your proposed development includes alternatives to fossil fuel heating systems if you believe that such works will not be completed by that date.
To this end, if you propose an alternative, such as air source or ground source heat pump(s), or any other heating system that would require planning approval, the details of this should be addressed now. This may require you to resubmit your planning application to accommodate the alternative permitted heating system proposed.
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.
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23/01011/B Page 2 of 4
Plans/Drawings/Information; This decision relates to drawings and supporting information received on 1 September 2023, referenced; 01, 02, 03, 04, 05. __
Interested Person Status - Additional Persons
None __
Officer’s Report
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 Ballafletcher 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 east elevation of the existing building to provide storage. "Storage and Distribution (Class 2.4)". The proposal will create an overall floor area of approximately 763m2.
2.2 The extension would be steel frame construction with profile roof sheeting and wall cladding all of which will match the existing. The roof would have profile sheeting rooflights to match the existing to bring in some natural lighting.
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.
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23/01011/B Page 3 of 4
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 23/00611/B - Erection of a single storey extension to existing building. Approved. 4.2 23/00381/MCH - Minor change application to PA 21/00098/B to change one pedestrian door from single leaf to double leaf door. Approved. 4.3 23/00380/B - Erection of security fence. Approved. 4.4 21/00098/B - Alterations and installation of two doorways and three roller shutter doors and alteration to building to form four units for existing Research & Development and Light Industrial (Class 2.2) and / or Storage & Distribution (Class 2.4). Approved. 4.5 09/00712/C - Change of use of part first floor sales office to a general office. Approved.
5.0 REPRESENTATIONS 5.1 Braddan Commissioners (18/9/23) no objection. 5.2 Highways Services (08/09/23) No objection 5.3 Flood Risk Management (18/09/23) No objection but; "Ensure that there is adequate drainage from the site and the adjacent road which regularly flood".
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; o the use of the site.
6.2 Visual Impact Media House is a large commercial building with a functional/utilitarian appearance, on the outskirts of a wider industrial area. The proposed extension is on the eastern elevation (side elevation of building) and therefore would not be especially apparent from public view (Ballafletcher Road). Whilst the proposed extension would be introducing a new built form (measuring 36m long x 21m wide) into this area currently used for outside storage that is paved and some lawn, in terms of size and height and the general appearance it is considered proportionate to the existing building and designed to serve that specific purpose for a commercial use.
6.3 When finished to match the existing building in terms of materials and colour, it will ensure the proposed built form is in keeping with the character and appearance of the existing building. It is further noted the exiting trees are not impacted by the proposal and the nearest elevation would be approx. 6.8m from the boundary. These aspects of development are deemed to be an acceptable form of development that complies with those sections of General Policy 2(b) & (c) and the RDG 2019.
6.4 Highways and Parking DOI Highways have reviewed the application and do not consider that any harm to highway safety, access or the parking provision on site. The proposal would result in a loss of hardstanding but would allow for covered storage as per the proposal. The new proposal would create a ware house type building, with a roller shutter door to access. Accordingly, there is net loss in parking provision on site and has been demonstrated how larger articulated vehicles can access and reverse park into the proposed unit.
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.
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23/01011/B Page 4 of 4
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 the Acting 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 : 16.10.2023
Determining officer Signed : A MORGAN Abigail Morgan
Acting Head of Development Management
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