Officer Report

Application No.: 16/00932/B Applicant: Manx Glass & Glazing Ltd Proposal: Erection of a display sun lounge to replace existing display conservatory Site Address: Unit 28 Snugborough Trading Estate Union Mills Isle of Man IM4 4LH Case Officer : Miss Lucy Kinrade Photo Taken: 07.09.2016 Site Visit: 07.09.2016 Expected Decision Level: Officer Delegation

Officer’s Report SITE

1.1 The application site is unit 28 Snugborough Trading Estate, Braddan, an existing industrial unit situated within an industrial trading estate on the northern side of the Peel Road heading out of Douglas. - 1.2 The large single storey building has been divided in to 3 individual units each occupied by 3 separate companies. Manx Glass and Glazing reside in the largest unit which sits in an 'L' shaped on the southern side of the plot, they occupy half of the front elevation and the rear half of the building which stretches along the western side behind the neighbouring two units. - 1.3 On the left hand side of the front elevation sits an existing chamfered cornered glazed conservatory that is constructed with a masonry base and white UPVC framed windows and glazed roof. - 1.4 There are also a number of designated car parking spaces that run along the front of the building which provide parking for staff and customers. PROPOSAL

2.1 The current planning application seeks approval for the replacement of the existing chamfered conservatory with a new proposed 4m x 4m square sun lounge display with a solid masonry based and UPVC windows on each elevation and UPVC doors on the front elevation. The hipped roof is to be finished with a lightweight charcoal grey tile and is to incorporate 2 roof vents, one either side of the central ridge. PLANNING HISTORY - 3.1 There have been two previous planning applications for the site, planning approval was sought, and granted for under PA 93/00624/B for the Internal and external alterations of the unit and PA 95/01075/B for the erection of lean-to storage area. Both applications feature the existing chamfered corner conservatory. PLANNING POLICY - 4.1 In terms of local plan policy, the application site is in an area zoned as 'Predominantly Industrial' under the Braddan Local Plan 1991 Map 2.

4.2 Due to the zoning of the site and the proposed works, The Isle of Man Strategic Plan 2016 contains one policy which is considered specifically material in the assessment of this current planning application - General Policy 2 states:

"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 space 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; (n) is designed having due regard to best practice in reducing energy consumption."

REPRESENTATIONS 5.1 Braddan Commissioners have no objection to the current planning application (08/09/2016).

5.2 The Department of Infrastructure Highway Services have indicated that there is no highways interest in this planning application (24/08/2016).

5.3 Manx Utilities initially raised concern that the sun lounge would be built over an existing cable but later withdrew the objection (19.09.16). ASSESSMENT - 6.1 The application seeks approval for the installation of a sun lounge to replace the existing conservatory. The fundamental issues to consider in the assessment of this planning application are;

• (i) the impact of the proposed development on the character and appearance of the existing building; (ii) the impact of the proposal on the surrounding area and street scene.

6.3 The proposed sunroom is to be built using a similar construction method as the existing conservatory, although not having chamfered corners, the proposed sun lounge will have a masonry base with UPVC windows above. In exchange for the glazed rood the proposed sun lounge is to have a highly insulated tiled roof with two roof vents installed either side of the ridge.

6.4 Even though the proposed sun lounge will not replace the existing conservatory like for like, the proposal is not expected to cause any additional adverse impacts on the existing building, on the streetscene of the character of the surrounding area. - 6.5 The proposed new roof finish is expected to increase the thermal qualities of the sun lounge and help improve the overall energy efficiency of the unit. - 6.6 The proposed sun lounge is not expected to disrupt any of the parking provisions provided for outside of the front elevation of the unit.

RECOMMENDATION

7.1 Overall the application complies with those points set out in General Policy 2 of the IOM Strategic Plan 2016 and complies with the Braddan Local Plan 1991, and therefore is recommended for an approval.

6.2 The existing conservatory is used for display purposes due to the nature of the business of the applicant. The proposed sun lounge is to be erected and utilised in the same way so it is expected that the sun lounge shall be constructed and finished to a high standard as to benefit the business and its sales.

PARTY STATUS

8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, 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 in this case Highway Services and (e) The local authority in whose district the land the subject of the application is situated.

8.2 Manx Utilities do not raise issues which are material to the consideration of the application and as such should not be afforded interested person status in this case.

With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.

Recommendation Recommended Decision: Permitted Date of Recommendation: 14.09.2016 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.

This approval relates to the site and location plans and the existing and proposed drawing all date stamped and received 08/08/16.

I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date: 23.09.2016 Determining officer

Signed : S CORLETT Sarah Corlett Senior Planning Officer

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