DEC Officer Report

Application No.: 19/01199/B Applicant: Jacksons (Isle Of Man) 2015 Ltd Proposal: Installation of an entrance canopy Site Address: Jacksons Car Sales Jacksons Ltd Eden Business Park Cooil Road Braddan Isle Of Man IM4 2AZ Planning Officer: Mr Peiran Shen Photo Taken: 11.12.2019 Site Visit: 11.12.2019 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 03.01.2020 _________________________________________________________________

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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

• C 2. No approval is hereby given for the erection of any signage.

Reason: For the avoidance of confusion. Signage is considered as advertisement. It falls under the Town and Country Planning (Control of Advertisements) Regulations 2013 and should be subject to an individual application.

Plans/Drawings/Information;

This approval relates to the submitted documents and drawing reference number 006 received on 30th October 2019. _______________________________________________________________

Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 SITE - 1.1 The application site is Jacksons Car Showroom in Eden Business Park on the south side of the Cooil Road outside of Douglas. The site is a recently developed area featuring two buildings associated with car sales and a large area of parking. The main showroom is sited alongside Cooil Road, set back approximately 25m from the road. - 1.2 The showroom is constructed using a contemporary design on a split level, with a large amount of glazing and stone façade on the elevations and the use of sharp edges - particularly around roof features. There is a small entrance porch at the rear (south-west) of the building.

2.0 PROPOSAL - 2.1 Proposed is the alteration of the rear entrance porch with the removal of the existing (covering an area of 2.6x2.6m) and replacement with a larger canopy (7mx4.6m). The proposed canopy would feature a fascia closely resembling the roof design with a more 'blocky' appearance.

- 3.0 PLANNING HISTORY

3.1 The initial approval for the industrial/commercial use of this site was via 15/01186/B, contrary to the local plan but approved by the Planning Committee. There is a significant level of development on this site. A similar application (17/00230/B) for the car dealership with some alterations was also approved. - 3.2 There was a similar application for the same site for replacing canopy. It was approved under PA 19/00051/B. This application proposed a similar 'blocky' design but with smaller coverage and the canopy was at the same level of the lobby roof instead of higher than.

- 4.0 PLANNING POLICY

4.1 The proposal site is within the Braddan Local Plan 1991 but is not zoned for development. Within the Draft Area Plan for the East, it is within a proposed industrial zone. - 4.2 Given the nature of the current application and the current level of development on the site, it is considered that the most appropriate policy in the assessment of the application is General Policy 2. - 4.3 General Policy 2 states (in part): "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;"

- 5.0 REPRESENTATIONS

5.1 DoI Highways services do not oppose in this application (18/11/19). - 5.2 Braddan Commissioners have no objection to the application (25.11.19).

- 6.0 ASSESSMENT

6.1 The key consideration in the assessment of this application is the impact on the visual amenity of the area and the building. - 6.2 The proposed canopy would sit above the lobby roof but still below the roofline of the main showroom building, it would not be directly visible from Cooil Road, although would be

• partially visible at a distance. From the south, views would be largely restricted due to the aftercare and 'motor mart' buildings south of the main showroom.
• 6.3 With regard to the impact on the showroom building itself, the proposed canopy would fit well with the design and proportions of the roof and building generally. The canopy would be larger but not insomuch as to constitute an off-balance feature on the south-west elevation. The proposal is therefore unlikely to have any negative visual impact.
• 6.4 Although the site is not zoned for development, according to DEFA Standing Order 2018/01 3(1), this application does not need to be considered due to its similarity to approved PA 19/00051/B.

- 7.0 CONCLUSION

7.1 In summary, this relatively minor proposal is in compliance with General Policy 2 of the Isle of Man Strategic Plan 2016 and is recommended for approval. - 8.0 INTERESTED PERSON STATUS

8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 Article 6(4), the following persons are automatically interested persons:

• (a) The applicant, or if there is one, the applicant's agent;
• (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested;
• (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material
• (d) Highway Services Division of Department of Infrastructure and
• (e) The local authority in whose district the land which the subject of the application is situated. 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 in Article 6(4) who should be given Interested Person Status.

I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date : 07.01.2020 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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