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19/00666/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 19/00666/B Applicant : Isle Of Man Post Office Proposal : Erection of canopy over existing loading bay Site Address : Isle Of Man Post Office Headquarters Spring Valley Industrial Estate Douglas Isle Of Man IM2 1AA
Planning Officer: Mr Paul Visigah Photo Taken : 02.07.2019 Site Visit : 02.07.2019 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 15.07.2019 __
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.
Plans/Drawings/Information;
This approval relates to drawing numbers 72527-CUR-00-XX-DR-A-00001-P01, 72527-CUR-00- XX-DR-A-00002-P01, 72527-CUR-00-XX-DR-A-02001-P01, 72527-CUR-00-XX-DR-A-04001-P01, and 72527-CUR-00-XX-DR-A-04002-P01 date stamped and received 6 June 2019. __
Interested Person Status - Additional Persons
None __
Officer’s Report
THE APPLICATION SITE 1.1 The site is the curtilage of the Post Office Headquarters, a modern building built within Spring Valley Industrial Estate on the left as one enters the estate from the western access. The building is a distinctive low profile sheeted building with yellow detailing on the soffits and fascias.
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1.2 The application site is directly adjacent to the parcel sorting area and sits about 50m northwest of the western access into Spring Valley Industrial Estate. The pedestrian entrance to this site is directly northwest of the Sorting Office, while the vehicular access to the site is via a restricted access parallel to the pedestrian access. There is restricted car park which abuts the application site and partially conceals the application site from public views.
THE PROPOSAL 2.1 The current planning application proposes the erection of a canopy over the existing loading bay. This canopy will be 36.5m long, 10.3m wide and 6.3m high; forming an extension to the parcel distribution depot. The height will keep the proposed building at the same roof ridge level as the depot. This building will be clad in profiled metal sheeting reflecting a matching pattern with the parcel loading depot which it extends from. Twenty roof lights will be installed to enable the use of the loading area with limited energy demand for creating lighting; thereby making the canopy energy efficient.
2.2 The proposed change will not affect car parking or create changes to the landscape since the building will be done to respect the changed levels on that section of the site, and only be built over the hardstanding area currently serving as the loading bay.
PLANNING POLICY 4.1 The application site is within an area designated as predominantly industrial on the Braddan Local Plan 1991. In terms of policy it is important to consider General Policy 2 of the Isle of Man Strategic Plan 2016 in the assessment of this application.
4.2 General Policy 2 (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." (j) can be provided with all necessary services;
PLANNING HISTORY 4.1 The application site has been the subject of ten previous planning applications, one of which is considered materially relevant to the assessment of this current planning application. PA 03/01956/B - Erection of a parcel distribution depot and creation of additional parking area. Status: Permitted on Review Note: The Committee noted that the reorganised parking provision which was integral to the application would result in the loss of all of the planting between the car park and the estate road. Hence, they encouraged the applicant to retain if possible the trees within the existing planting strip, in addition to encouraging them to protect the trees within the parking area by the use of grids which will protect the root system of these trees whilst enabling hard surfacing close to them. They also stipulated that an amended plan showing this impact and any resultant loss of car parking to be submitted for consideration by the Planning Committee after consultation with Braddan Parish Commissioners and Department of Transport in this respect.
REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.
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5.1 The Department of Infrastructure (DOI) Highways Division although consulted on 19 June 2019, has not commented on this application at the time of drafting this report, and so it is assumed that there are no objections to the application.
5.2 Manx Utilities Authority although consulted on 19 June 2019, has not commented on this application at the time of drafting this report, and so it is assumed that there are no objections to the application.
5.3 Braddan Parish Commissioners although consulted on 19 June 2019, has not commented on this application at the time of drafting this report, and so it is assumed that there are no objections to the application.
ASSESSMENT 6.1 The key considerations in the assessment of this application are principle of the proposed facility, the impact on the visual amenity of the area, as well as the building.
6.2 Principle of the proposed facility The proposed use readily falls into the established use of the site and serves to enhance the functionality of the parcel distribution depot; besides being a complimentary extension. It is considered that the proposed use would not be contrary to General Policy 2 (b) & (c) with regard to the use of the site. Also, it should be noted that there will be no increase in staff as a result of the new development.
6.3 The impact on the visual amenity of the area 6.3.1 In terms of visual impact, the proposed canopy is located within the Post Office 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. As well, the proposed canopy would sit at the same roofline with the main distribution depot, and as such it would not raise its prominence within the site when viewed from the street scene. It is worth noting that the views to the site would be largely restricted due to the car park located directly in front of it.
6.4 The impact on the Building 6.4.1 With regard to impact on the depot itself, the proposed canopy would fit well with the design and proportions of the roof and building generally. Moreover, the canopy would be subordinate to the main depot building and as such will not constitute an off-balance feature on the south elevation. Additionally, the structure is detailed as remaining open, with only cladding being applied to the south elevation, thus diminishing any dominating impact from the proposal on the depot building.
6.4.2 It was clear during the site visit that the primary loading and unloading area is undertaken externally and on the hardstanding above which the canopy is proposed. The proposal is likely to enhance the facilities of the loading bay as it will facilitate its continuous operation during wet days, as well as within the winter months; by enclosing the loading bay area.
CONCLUSION 7.1 For the above reasons the proposal is considered to meet with the standards of GP2 of the Isle of Man Strategic Plan 2016, and therefore considered to be acceptable.
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;
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(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 Planning Committee 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 : 22.07.2019
Determining officer
Signed : S BUTLER
Stephen Butler
Head of Development Management
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