Officer Report

Application No.: 16/00363/B Applicant: Isle Of Man Creamery Limited Proposal: Construction of concrete plinths for the relocation of an existing silo for water storage and erection of a pump house to be located adjacent to water silo Site Address: Land At Isle Of Man Creamery Ballafletcher Farm Road Cronkbourne Douglas Isle Of Man IM4 4QE Case Officer : Miss S E Corlett Photo Taken: 14.04.2016 Site Visit: 14.04.2016 Expected Decision Level: Officer Delegation

Officer’s Report THE SITE

1.1 The site is the curtilage of Isle of Man Creameries' headquarters and where the Island's milk and milk products processing operations are undertaken. The site lies to the north of Ballafletcher Road and accessed by two roads - one a lane and public footpath leading ultimately to Castleward Farm and fort and which lies to the east of the site and the other, Ballafletcher Farm Road which lies to the west. - 1.2 The site accommodates a number of buildings - large span warehouse type buildings which accommodate the milk processing together with associated storage, packing and administration. The site also accommodates three silos which are proposed to be replaced (PA 16/00362/B) which lie within the footprint of the main processing building and are 10.5m tall and 4.2m in diameter. Despite their size, the silos are only slightly taller than the buildings alongside them and they are barely visible and certainly not prominent as viewed from Ballafletcher Farm Road or the lane to the east. - 1.3 The site slopes downward quite considerably from west to east, the silos being situated at the lower end of the site. THE PROPOSAL

2.1 Proposed is the re-use of one of the silos which are to be replaced, relocating it across the yard by 10m at the same level. The silo, and also the much smaller pump house building which is proposed alongside to the west (2.5m by 3.5m and 3m high with a flat roof), will be finished in the goosewing grey sheeting in which the existing silo is finished. - 2.2 The new silo will be used for the storage of non-potable water to be used for the cleaning of plant. PLANNING STATUS AND POLICY

3.1 The site lies within an area designated on the Braddan Local Plan of 1991 as Predominantly Industry with which the existing and proposed use of the site complies. As such, General Policy 2 of the Strategic Plan is applicable here as follows:

"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,

• 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,

• m) takes account of community and personal safety and security in the design of buildings and the spaces around them and
• n) is designed having due regard to best practice in reducing energy consumption."

REPRESENTATIONS

4.1 Department of Infrastructure Highway Services and Braddan parish Commissioners indicate that they do not oppose the application (14.04.16 and 19.04.16). PLANNING HISTORY - 5.1 Planning approval has been granted for various developments on this site, none of which is considered relevant to the current application. Development has been approved on the site of the former abattoir immediately to the north of the site (industrial units) (PA 16/00032/B) and development of industrial units approved but never implemented, across the lane to the north east (PA 98/00391/A). ASSESSMENT - 6.1 The issues in this case are whether the proposed silo and pump house would have any adverse visual impact on the appearance and character of the area and whether the development would have any adverse impact on the operation of the site for its lawful purpose and the safe and convenient access to the site for all road users.

6.2 The character of the area is very much an industrial one with a backdrop from some directions of trees and woodland. The view down into the site, from where the silo would be visible but with a backdrop of trees, is from within the Ballafletcher industrial estate and from where the area is very much dominated by the very tall chimney within the creamery site, beside which the existing silos sit much lower as will the proposed relocated structure. The pump house building will not be visible other than from within the site and from the lane to the east although from there, the character of the area is very much dominated by the plant and buildings associated with the creameries, the pipes the steam generation and the vehicles. As such, the impact will be negligible. - 6.3 The existing silos to the south will be replaced under PA 16/00363/B with the same height and diameter and finish. - 6.4 Whilst the relocated silo will be visible, it is not considered that it will result in a significant change to the appearance or character of the area. - 6.5 The silo will result in greater recycling of water which is environmentally supportive. It should not result in any change in vehicle movements to, from or within the site. - 6.6 The proposal is considered to accord with the requirements of General Policy 2 and is recommended for approval.

PARTY STATUS

7.1 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 ht and (e) The local authority in whose district the land the subject of the application is situated.

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: 06.05.2016 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 drawing 148/007 received on 24th March, 2016.

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: 09.05.2016 Determining officer

Signed : C BALMER Chris Balmer Senior Planning Officer

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