Officer Report

Application No.: 17/00339/B Applicant: Department Of Home Affairs Proposal: Extension to existing buildings to provide storage and staff facilities Site Address: Storage Buildings The Drill Hall Tromode Road Douglas Isle Of Man Case Officer : Mr Edmond Riley Photo Taken: 20.04.2017 Site Visit: 20.04.2017 Expected Decision Level: Officer Delegation

Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The site is an irregularly shaped parcel of land that includes the curtilage of the former Drill Hall, which became the headquarters for the-then Isle of Man Water Authority and is now used for purposes that include staff facilities for the Department of Home Affairs, including the surrounding area, car park and fenced depot area towards the back (eastern part) of the site. Two cottages within the site have recently had planning permission for conversion to offices in relation to the use of the remainder of the site. The site also includes small huts which are used by the army cadets and the site also provides access and parking to and for the Cronkbourne Cricket Pavilion and Clubhouse. - 1.2 The area of the site that is the subject of this application currently accommodates a pair of buildings of industrial appearance that provide storage facilities along with a smaller such building as well as a shipping container.

2.0 THE PROPOSAL - 2.1 Full planning approval is sought for the replacement of one of the storage buildings with another, larger and more irregularly shaped building that would be attached to the one to remain and a link door provided between the two. It is understood, on the basis of correspondence sent to the Department prior to the submission of the application but not submitted with the application itself, that the new building is to provide a 'Search Division and Evidence Storage Facility'. This would comprise some forensic, technical and other storage space, along with a staff breakout room and some shower facilities. - 2.2 The building would be of a pre-fabricated modular style, finished with Plastisol-coated steel. It would have a flat roof.

3.0 PLANNING HISTORY - 3.1 The site has been the subject of a number of previous applications, none of which is directly relevant to the current proposal. Recently, the site has been the subject of applications for the erection of two Emergency Services buildings, for the conversion of the cottages to offices (PA 15/00957/C), and alterations to the buildings (PAs 15/00764/B, 15/00381/B and 15/00320/B).

- 4.0 THE DEVELOPMENT PLAN

4.1 The site lies within an area designated as 'Government use (Area of [sic] Buildings for Civic, Cultural and other special use)' on the Douglas Local Plan of 1998. This generic category includes Civil Defence, Fire Station, central and local Government and Police Headquarters - the functions of DHA). - 4.2 As the proposed use accords with the land use designation, the appropriate Strategic Plan policy is General Policy 2 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;

• (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
• (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 adverse effect on road safety or traffic flows on the local highways."

5.0 REPRESENTATIONS - 5.1 The Department of Infrastructure Highway Services indicate that there are no highway implications (27.04.2017). - 5.2 The Arboricultural Officer of the Department initially registered some concern with the proposal on 31.03.2017, noting the importance of this pocket of woodland and that the construction activity may impact upon the existing trees. He suggested a tree survey would identify those trees that could be removed as well as those important to retain. However, subsequently, he confirmed on 25.04.2017 that following a site visit his concerns had been addressed. There is an existing security perimeter fence that "will act as an effective barrier to the woodland beyond", and he further noted that though some trees will need to be removed irrespective of whether or not the current application is approved. He sought a condition requiring the retention of the existing security perimeter fence, which seems reasonable and entirely likely in any case given the use to which the proposed building is intended to be put. - 5.3 Douglas Borough Council offered no objection in comments dated 7th April 2017.

6.0 ASSESSMENT - 6.1 The proposed building is not particularly attractive but the site is extremely well-camouflaged from surrounding, publicly accessible positions. Moreover, it will not substantially alter the existing appearance of this part of the site, which though improving nevertheless remains quasi-industrial. There was some initial concern that the building would provide a permanent office use since this would be an undesirable use within such buildings as are proposed. However, it is clear that the office space (such as it is) within the building will be in ad hoc rather than permanent use, and so no objection is raised to this. - 6.2 With regards the trees on the site, the contentment of the Arboricultural Officer is noted and the existing fencing providing the protection sought is, fortunately, shown (albeit in part only) on one of the submitted drawings, and so the condition sought can be lawfully attached. As already noted, it seems entirely likely that the fence would be retained in any case.

7.0 RECOMMENDATION - 7.1 It is recommended that the application be approved subject to conditions.

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: 24.05.2017 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.

• C 2. The protective security fencing that surrounds the site, and as part-shown on the approved drawing 01 (date-stamped as having been received 22nd March 2017) shall be retained during the construction of the building hereby approved. Any trees on the site that, within a period of 5 years from the completion of the development, die, are removed, or, in the opinion of the Department, become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species, unless the Department gives written consent to any variation.

Reason: In the interest of retaining an appropriately treed setting to the site and surrounding land in accordance with part (f) of General Policy 2 of the Isle of Man Strategic Plan 2016.

The development hereby approved relates to Drawings 01, 02, 03, 04 and 05, all date-stamped as having been received 22nd March 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: 24.05.2017 Determining officer

Signed : S CORLETT Sarah Corlett Senior Planning Officer

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