156709

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                                                 17/00580/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 17/00580/B Applicant : St Johns Steel Services Proposal : Alterations and erection of extensions to provide workshop and storage area Site Address : St Johns Steel Works Mines Road Foxdale Isle of Man IM4 3EX

Case Officer : Mr Edmond Riley Photo Taken : 21.06.2017 Site Visit : 21.06.2017 Expected Decision Level : Officer Delegation

Officer’s Report

1.0 THE APPLICATION SITE 1.1 The application site is an irregularly shaped parcel of land situated to the southeast of Mines Road in Foxdale and which provides the premises for St. John's Steel Works. Within the site at present is an existing workshop building along with a separate office building and associated yard and parking area. The existing building is almost square in form and is tall, but there is a much smaller side element to the rear (southeast).

1.2 The site fronts onto Mines Road, the wider area being industrial in nature.

2.0 THE PROPOSAL 2.1 Full planning approval is sought for the erection of two extensions, one either side of the existing building. One would be at the same height as the existing building (7.0m to eaves; 9.8m to roof apex), while the other would be a smaller, lean-to style. They would both be finished to match the existing building: profiled metal sheeting to the entirety, with the exception of the lowest 2.2m of the building, which is dashed render.

2.2 The larger of the two extensions would replace an existing older, standalone building that is flat-roofed and formed of brick and which, at present, apparently provides some office space and storage for electrical equipment but is no longer needed for those purposes. It would also replace the historic extension that extends backwards.

2.3 The larger extension would extend backwards within the footprint of the site and also in a similar position to that historic extension, albeit (at 6.5m) it would be 2.5m wider.

3.0 PLANNING HISTORY 3.1 An extension to the building was approved under PA 05/01889/B. This was forward (northward) of the original building and roughly doubled its size, and was built roughly ten years ago. A Building Control approval is on record to that effect from 2008.

3.2 It is also relevant to note that major redevelopment of the Bettridge car sale site adjacent was approved under PA 16/01229/B, and would result in the creation of a replacement showroom there.

4.0 THE DEVELOPMENT PLAN

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                                                 17/00580/B
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4.1 The site lies within an area zoned as "Light Industrial" as zoned on the Foxdale Local Plan. General Policy 2 and Business Policy 5 of the Strategic Plan are considered to be relevant in the assessment of the current application.

4.2 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; (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including watercourses; (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; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; (n) is designed having due regard to best practice in reducing energy consumption."

4.3 Business Policy 5 states in part:

"On land zoned for industrial use, permission will be given only for industrial development or for storage and distribution..."

5.0 REPRESENTATIONS 5.1 On 29th June 2017, Highway Services of the DoI offered no objection to the proposal, noting that the extensions were minor relative to the existing building and on a site that provided plenty of space for commercial vehicle parking and manoeuvring.

5.2 On 27th June 2017, Patrick Commissioners sough to defer the application's determination until after they had considered the application at their meeting of 10th July 2017. This would amount to just over 10 days' delay and accordingly was not considered unreasonable. On 12th July they confirmed they had no objection to the application.

6.0 ASSESSMENT 6.1 The area is not particularly attractive at present, very much having an industrial appearance. That said, the approved replacement showroom nearby will bring a welcome improvement to the appearance of the area, while the newer part of the St John's Steel Works is a good example of how an industrial building can be erected in a manner that both reflects its use without being particularly unattractive. Indeed, it is judged that least successful element of built development in the area is the flat-roofed brick building that would be replaced under the application.

6.2 The extensions proposed would evidently maximise the available land and would fit comfortably with the surroundings, both existing and approved (adjacent). The new extensions would be in keeping with both the area and the existing building in terms of scale, mass, form and finish.

6.3 It is accordingly concluded that the proposal would result in an improvement to the appearance of the site, the building and the contribution both make to the surrounding area, which is showing signs of a welcome investment.

7.0 RECOMMENDATION

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                                                 17/00580/B
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7.1 The application complies with the relevant policies of the Strategic Plan 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, the following persons are automatically interested persons:

o The applicant, or if there is one, the applicant's agent; o 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; o Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material; o Highway Services of the Department of Infrastructure, and o The local authority in whose district the land the subject of the application is situated.

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 25.07.2017

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.

The development hereby approved relates to Drawings 01, 02 and 03, all date-stamped as having been received 30th May 2017.

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: 27.07.2017

Determining officer

Signed : S CORLETT Sarah Corlett

Senior Planning Officer

Customer note

This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.