DEC Officer Report

Application No.: 18/01313/B Applicant: Transmann Limited Proposal: Alterations and erection of a canopy roof extension over loading bay area Site Address: The Second Milestone Transmann Depot Peel Road Braddan Douglas Isle Of Man IM4 4LE Planning Officer: Miss Lucy Kinrade Photo Taken: 01.02.2019 Site Visit: 01.02.2019 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 12.02.2019 _________________________________________________________________

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.

N 1. The applicant is reminded that the installation of any additional cladding above that approved under this application or any material changes to be made to the external appearance of the building would constitute development requiring the submission of a full planning application. The enclosure of the canopy or any increase in floor area of the building could result in an increased need for additional parking at the site which would need to be assessed as part of any future planning application.

Plans/Drawings/Information;

This approval relates to drawing numbers 17TS010-01, 1, 2, 3 and 4, and associated site photographs all date stamped and received 18/12/2018.

_______________________________________________________________

Interested Person Status – Additional Persons

none _____________________________________________________________________________

Officer’s Report

1.0 APPLICATION SITE - 1.1 The site forms the extents of a triangular parcel of land and an existing industrial building located part way between Braddan Bridge and Snugborough Industrial Estate and on the north eastern side of the road. Operating from the site is a freight logistics company 'Transmann'. The existing storage warehouse building sits with its longest edge running parallel with Peel Road but at a level much lower than the road and beyond dense roadside boundary vegetation. Access into and out of the site can be achieved from either side of the building and down a sloping gradient. Surrounding the building area large areas of handstanding utilised for employee parking and for the operational side of the business primarily the loading, unloading and manoeuvring of large freight vehicles including arctic sized lorries.

2.0 PROPOSAL - 2.1 The current application proposes the erection of an open sided canopy cover attached to the north-eastern side of existing building and over the largest area of hardstanding within the site which forms a triangular point on the northern most side. The canopy is to project between 12m and 9.6m from the existing building and at its furthest point reaching around 18m from the building. There is to be 6 supporting columns along the external edge. - 2.2 The height of the canopy is to be around 7m at the highest part matching the ridge of the main building. Nearest the building the canopy will slope down to around 6m matching the eaves of the main building. - 2.3 Cladding matching the main building is proposed just under the eaves line of the canopy this is to vary between 0.5m along the shortest edges and 1m along the row of columns.

3.0 PLANNING HISTORY - 3.1 There is one relevant application in the case of this;

• PA 18/00648/B for the installation of a covered loading bay at Unit 18, Snugborough Trading Estate which was approved subject to a condition ensuring its use for loading and unloading only as an increase in light industrial useable floor area would require the subsequent increase in parking spaces in accordance with the parking standards of the Strategic Plan.

4.0 PLANNING POLICY - 4.1 Braddan Local Plan 1991 zoned as 'Predominantly Industrial' - 4.2 The most relevant policies to consider in the case of this proposal and minded of the existing and established industrial use of the site in conjunction with the Braddan Local Plan is General Policy 2 and Business Policy 5. - 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;
• 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".

4.4 Business Policy 5:

"On land zoned for industrial use, permission will be given only for industrial development or for storage and distribution; retailing will not be permitted except where either:

• (a) the items to be sold could not reasonably be sold from a town centre location because of their size or nature; or
• (b) the items to be sold are produced on the site and their sale could not reasonably be severed from the overall business; and, in respect of (a) or (b), where it can be demonstrated that the sales would not detract from the vitality and viability of the appropriate town centre shopping area."

- 5.0 REPRESENTATION

Copies of representations received can be viewed on the government's website. This report contains summaries only.

5.1 Braddan Commissioners - No Objection (dated 18/01/2019) - 5.2 DOI Highway Services - Do not oppose Subject to Condition (dated 05/02/2019): The proposed loading area must remain open sided as its enclosure would result in an increase internal floor area required an increased parking provision at the site and assessed according within a separate application. The loss of parking or servicing area as a result of the enclosure of the canopy could have an adverse impact on the adjacent public highway.

6.0 ASSESSMENT - 6.1 It was clear during a site visit that the primary loading and unloading area is undertaken externally and on the largest area of hardstanding above which the canopy is proposed. Existing car parking is provided either end of the existing unit and out of the way from the loading and manoeuvring of the larger freight vehicles. The proposal is likely to enhance the facilities of the business without affecting or reducing the existing car parking provision at the site. - 6.2 The structure is detailed as remaining open, with only cladding being applied beneath the eaves level between 0.5m and 1m deep. The installation of any additional cladding around the external walls of the structure and enclosing the area would result in a material change to the external appearance of the structure and result in and increased internal floor area thus constituting development for which a planning application would be required and assessed accordingly. Given the comments raised by Highways it would be reasonable to add a suitably worded note to the application reminded the applicant that any introduction of cladding or the enclosing of the canopy would require the submission of a full planning application.

6.3 In terms of visual impact the proposed canopy is located within the site and not readily visible from public perspective, given its location within an established industrial area where such structures are commonly found it is not expected to have any adverse visual impacts on the appearance of the area. 7.0 CONCLUSION

7.1 There are to be no adverse impacts on the parking or highway safety of the site or any adverse visual impacts on the general industrial appearance of the area. As per Highway Services comments and 6.2 of the report, a suitably worded note will be added to the application reminded that any external alterations to the canopy would require the submission of a planning application.

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 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 : 12.02.2019 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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