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PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 24/00304/B Applicant : Mrs Caroline Duncan Proposal : Conversion of building from a bakery into Industrial, (Class 2.3), Storage, (Class 2.4) and Office, (Class 1.2 & 2.1) units Site Address : Former Ramsey Bakery Station Road Ramsey IM8 2LF
Planning Officer: Paul Visigah Photo Taken : 15.05.2024 Site Visit : 15.05.2024 Expected Decision Level : Planning Committee
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 21.08.2024 __
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
C 2. The development hereby approved shall not be occupied or operated until all access arrangements, including vehicular/bicycle and pedestrian areas have been provided in accordance with the approved plans (Drawing No. 23 1751 07 Rev A). Such areas shall not be used for any purpose other than for purposes associated with the development and shall remain free of obstruction for such use at all times.
Reason: In the interests of highway safety.
C 3. The development shall not be occupied or operated until the details of secure cycle provision to be installed within the designated cycle storage building shown on Drawing No. 23 1751 07 Rev A has been submitted to and approved in writing by the Department. The secure bicycle installations shall be provided in accordance with the approved details and shall thereafter be retained as such.
Reason: To promote sustainable travel in the interests of reducing pollution and congestion.
C 4. The development must be carried out in accordance with the recommended Flood Mitigation measures stipulated in Section 2.3 of the Axis Consulting Engineers Ltd Flood Risk
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Assessment (FRA) and Revised Proposed Ground Floor Plan (Drawing No. 23 1751/08/A), and shall thereafter be retained as such.
Reason: To safeguard the amenities of prospective occupiers and to ensure the development complies with Environment Policy 10 of the Strategic Plan.
C 5. Within two (2) months of commencement of the development hereby approved, details of the plantings to be provided as part of the soft landscaping scheme for the landscape areas shown on Drawing No. 23 1751 07 Rev A, shall be submitted to and approved in writing by the Department. The development shall not be carried out unless in accordance with the approved details and shall be retained as such thereafter.
All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the units, whichever is the sooner.
Any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species.
Reason: To provide adequate safeguards for the ecological species existing on the site and as the landscaping of the site is an integral part of the scheme and must be implemented as approved.
C 6. Notwithstanding the meaning of development in Section 6 of the Town and Country Planning Act 1999 or any act revoking or re-enacting that Act, no mezzanine floors shall be constructed (Other than that shown on the approved Plans) without a further application for planning approval being submitted and approved.
Reason: the parking provision is considered acceptable on the basis of the floor area of the proposed units as shown in the submitted plans.
This application has been recommended for approval for the following reason. Overall, it is considered that although the inclusion of office uses within the scheme does not comply fully with the zoning of the site which is for industrial use, and the requirements of Business Policies 5 and 7 of the Strategic Plan, the overall proposed use is in keeping with the zoning of the site, and the Office use is not significantly different from the existing neighbouring uses which are situated within the adjacent town centre properties. It is also considered that the proposal by reason of the location, the availability of parking spaces and acceptable amenity impact on the neighbouring properties is considered to be acceptable. The development is, therefore, considered to comply with the requirements of Business Policy 1, Strategic Policies 1, 5, 6, and 10, Spatial Policy 5, General Policy 2, Transport Policies 4 and 7, and Environment Policy 4 of the Strategic Plan.
Plans/Drawings/Information; This approval relates to the following plans and documents:
o 23 1751/01: Site & Location Plans. o 23 1751/02: Existing Ground Floor Plan. o 23 1751/03: Existing Ground Floor Plan. o 23 1751/04: Existing First Floor Plan. o 23 1751/05: Existing Elevations. o 23 1751/06: Existing Sections. o 23 1751/09: Proposed First Floor Plan. o 23 1751/10: Proposed Elevations. o 23 1751/11: Proposed Sections.
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o 2303E/01: Topographical Measured Survey. o Site Photographs. o Planning Statement. o Axis Consulting Engineers Ltd Flood Risk Assessment. Received 14 March 2024; and
o 23 1751/07/A: Proposed Ground Floor Plan; and o 23 1751/08/A: Proposed Ground Floor Plan. Received 12 April 2024. __
Interested Person Status - Additional Persons
It is recommended that the following Government Departments should be given Interested Person Status on the basis that they have made written submissions relating to planning considerations:
o DOI Flood Risk Management o Manx Utilities Electricity __
Officer’s Report
THIS APPLICATION IS BROUGHT BEFORE THE PLANNING COMMITTEE AS THE PROPOSAL DOES NOT COMPLY FULLY WITH THE AREA PLAN ZONING AND BUSINESS POLICIES 5 AND 7 OF THE STRATEGIC PLAN, BUT IS RECOMMENDED FOR APPROVAL
1.0 THE APPLICATION SITE 1.1 The application site is the Ramsey Bakery, Station Road, Ramsey, which is situated on the northern side of Station Road, and directly opposite the Shoprite Supermarket Building on Bowring Road. The site is flanked by Bowring Road to the east, Bircham Avenue to the west, and Riverside Industrial Estate to the north. Just adjacent the Shoprite Supermarket Building is the Fire Station which sits southwest of the Bakery building.
1.2 The site accommodates a large industrial building which until relatively recently was used by Ramsey Bakery for the processing and manufacture of baked products mostly for the local market. There are three means of vehicular access into the site; two situated off Station Road with one leading to the parking in front of the entrance and the other leading to the south western side of the building. A third access is situated off Gladstone Avenue. There is some car parking in front of the building off Station Road as well as parking situated at the rear of the building and accessed via Bircham Avenue.
1.3 The frontage onto Station Road includes a glass entrance porch, ground floor windows, while the Bowring Road elevation features the taller industrial sections of the building, all finished in light coloured facing brickwork at ground floor with the upper elements finished in brown cladding.
1.4 There is a bus stop situated opposite the site and on the frontage of the Shoprite Supermarket site. There are a number of designated parking areas around the site, and the Derby Road/West Quay parking areas are only about 150m away from the site.
2.0 THE PROPOSAL 2.1 Planning approval is sought for Conversion of building from a bakery into Industrial, (Class 2.3), Storage, (Class 2.4) and Office, (Class 1.2 & 2.1) units. The new layout would
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allow for the following space allocations: Office use 100sqm, Storage 935sqm, while General industrial will be 1072sqm.
2.2 The external alterations proposed are limited the creation of new fenestrations and widening of existing fenestrations to provide for roller shutter doors to serve the industrial units. The works would also involve replacing the external cladding on some sections with new rendered walls. The two bay section situated north of the building is to be demolished to create room for new parking provisions.
2.3 There would be internal alterations to enable the creation of the 10 General industrial units (Class 2.3) with varying floor areas, the self-storage units and stores on the ground and first floor with mezzanine level, and office areas (all on the ground floor).
2.4 Other works proposed would include the following: a. The existing brick building abutting Poylldooey Road will be used for the storage of bicycles (No details of type of bike storage or racks provided). b. Removal of a small area of grass on the western side of the site to facilitate a better arrangement of parking spaces. c. The existing area between the eastern elevation and the road which is grassed with existing trees and shrubs will be retained with additional planting to enhance what has become a wildlife area where waxwings are a common sight when they come to the Island at the start of winter.
2.5 The development would provide for 36 parking spaces with allocation that would provide 2 spaces for the offices, 10 spaces for the storage area, and 22 spaces for the industrial floorspace.
3.0 PLANNING POLICY 3.1 Site Specific: 3.1.1 The site lies within an area zoned as Light Industrial Use on the Ramsey Local Plan 1998, Map 2 (South), and the property is not within the Ramsey Conservation Area. The site is within a River and Tidal Flood Risk Zone. There are no registered trees on site and the site is not within a Registered tree Area.
3.2 Local: 3.2.1 Ramsey Local Plan 1998. 3.2.1.1 The Ramsey Local Plan 1998 contains the following policies which are relevant to the application: a. Policy R/TC/P3: "The use of upper floors as retail units, offices and apartments shall be encouraged particularly where premises are currently vacant." b. Policy R/TC[PIO Parking Standards "Town centre parking standards for offices at 1 space per 50 sqm. nett shall be applied to all new development/redevelopment and conversion schemes. If necessary, consideration may be given to acceptance of a lesser standards for development proposals within the designated Conservation Area. Elsewhere, discretion may be applied if this can be justified by specific site constraints." c. Policy R/I/P2 General Industrial Development "All industrial development shall be carefully considered in terms of overall layout, design of units, colour, and use of materials in addition to scale and massing, with a general presumption in favour of light industrial areas." d. Policy R/I/P3 Appropriate Industrial Schemes "Appropriate landscaping schemes will be required as an integral part of any new industrial scheme and should, where possible, be undertaken at the inception of any development proposals in order to minimize visual impact and protect neighbouring development." e. Paragraph 9.5:
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"Offices more traditionally occupying the upper floors of premises, are moving to ground floor premises in the principal retail streets and a continuation of such changes may have implications for the overall townscape as well as the quality of the established shopping facilities. Any further proposed conversion to office use will need to assess the building's townscape value and whether the conversion is necessary to secure the building's continued use and maintenance e.g. Registered Building (reference: Policy R/TC/P4).
3.2.2 West Ramsey Development Framework 2004 3.2.2.1 This document classifies the site as 'Retained Industrial'.
3.2.2.2 Other relevant elements: a. Paragraph 7.2: "All industrial development should be sited and designed so as to provide generous landscaped space alongside the rivers and the former railway lines, and be separated from adjacent residential areas by both space and appropriate screen planting."
b. Paragraph 14.1: "Car parking within developments in the West Ramsey area should be provided in accordance with the current standards set out within the Isle of Man Planning Scheme (Development Plan) Order 1982 unless superseded by standards within The Isle of Man Strategic Plan upon its adoption."
c. Paragraphs 15.2 to 15.4: "15.2 The impact of tide levels extends approximately 4 kilometres upstream from Ramsey. The report indicates that, for a 1 in 200 year tidal event, the tide at Poylldooey will rise to 5.75 metres above local datum and that this level should account for the estimated rise in sea levels over the next 50 years. Accordingly, new residential development on the West Ramsey area should be built in a way that protects it from flooding at a level of 5.75 meters. It is recognised that this can be done in a number of different ways. Any planning application will be required to demonstrate how flood protection will be provided and this will need to be the subject of discussion and agreement with the Department, the Department of Transport's Drainage Division and Ramsey Town Commissioners.
15.3 Other new development including the new distributor road should also be protected from tidal flooding. Here again any planning application will be required to demonstrate how flood protection will be provided. Similarly; this will need to be the subject of detailed discussion and agreement with the Department, the Department of Transport's Drainage Division and Ramsey Town Commissioners.
15.4 All flood protection measures will need to take account of the potential impact of surface water run-off and drainage (see section 16 of this document)."
3.3 National: ISLE OF MAN STRATEGIC PLAN 2016 3.3.1 Relevant Strategic Plan Policies: a. General Policy 2 - General Development Considerations. b. Strategic Policy 1 - Efficient use of land and resources. c. Strategic Policy 2 - Priority for new development to identified towns and villages. d. Strategic Policy 3 - Development to respect the character of our towns and villages. e. Strategic Policy 4 - development proposals must protect or enhance the nature conservation and landscape quality of urban as well as rural areas. f. Strategic Policy 5 - Design and visual impact. g. Strategic Policy 6 - Major employment-generating development should be located in existing centres on land zoned for such purposes and identified as such in existing Local or new Area Plans. h. Strategic Policy 10 - development should promote integrated journeys, minimise car use and facilitate other modes of travel.
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i. Business Policy 1 - The growth of employment opportunities throughout the Island will be encouraged provided that development proposals accord with the policies of this Plan. j. Business Policy 5 - Permission will be given only for industrial or for storage and distribution on land for industrial use; retailing will not be permitted except where either: (a) the items to be sold could not 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 be 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. k. Business Policy 7 - New office floor space should be located within town and village centres on land which is zoned for the purpose on the appropriate area plan; with exception of approved Business Parks for Corporate Headquarters and buildings of acknowledged architectural or historic interest. l. Environment Policy 10 and 13 - Development and flood risk. m. Environment Policy 22 - Protection of environment and/or residential amenity from pollution n. Environment Policy 42 - new development should be designed to take into account the character and identity of the area. o. Transport Policy 1 - Proximity to existing public transport facilities and routes, including pedestrian, cycle and rail routes important for new development. p. Transport Policy 4 - New and existing highways which serve any new development must be designed so as to be capable of accommodating the vehicle and pedestrian journeys generated by that development in a safe and appropriate manner, and in accordance with the environmental objectives of this plan. q. Transport Policy 7 - Parking considerations/standards for development. r. Community Policy 7 - designed to prevent criminal and antisocial behaviour. s. Community Policies 10 and 11 - implement best practice so as to reduce outbreak and spread of fire. t. Infrastructure Policy 5 - Developments should incorporate methods for water conservation.
3.4 Area: AREA PLAN FOR THE NORTH AND WEST
3.4.1 It must be noted that at the time of writing, the Draft Area Plan for the North and West is not formally adopted and is only, at this stage, a broad direction of how planning policy is reviewing the areas. Their proposals can still be challenged at a public enquiry where an inspector could reach a different opinion to the drafts. The final draft would also need to be ratified by COMIN. This means that the 1982 development plan remains the correct land use designation and no material weight is given to the Draft Area Plan for the North and West.
4.0 OTHER MATERIAL PLANNING CONSIDERATIONS 4.1 The Isle of Man's Biodiversity Strategy (2015 - 2025) 4.1.1 The Department's Biodiversity Strategy is capable of being a material consideration. It seeks to manage biodiversity changes to minimise loss of species and habitats, whilst seeking to maintain, restore and enhance native biodiversity, where necessary.
4.2 Section 68 of the Flood Risk Management Act (2013) indicates that any published Flood Risk Management Plan and the extent to which the proposed development creates an additional flood risk are material considerations.
5.0 PLANNING HISTORY 5.1 The following planning applications are considered relevant in the assessment and determination of this application: i. PA 84/01095/B for Extension to building to enlarge bakery and create new loading bay - Approved.
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ii. PA 87/04578/B for Erection of bulk flour storage silo - Approved.
iii. PA 87/04579/B for Extension to existing bakery and construction of 2 bulk storage flour silos, was approved in January 1994. This application was subject to a number of conditions, with Condition 1 restricting use. It states: "The building (s) shall not be used for any other purpose than that indicated on the plan or in the application without the consent of the Committee".
iv. PA 90/01336/B for Construction of single storey extension for storage - Approved.
v. PA 95/01191/B for Proposed installation of oil storage tank and bund wall - Approved.
vi. PA 97/01160/B for Extension to Ramsey Bakery, approved 26 November 1997, had Condition 1 which also reinforced Condition one of the above application. It states: "The building must be used only for the purposes stated in the application", which was clearly use as bakery."
6.0 REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.
6.1 DOI Highways have stated that the proposal meets highway requirements in terms of vehicle/bicycle parking and access arrangements. They note that the proposal raises no significant road safety or highway network efficiency issues. Accordingly, they raise no objection to the proposal subject to all access arrangements to accord to Drawing No. 23 1751 07 Rev A (6 August 2024).
6.2 DOI Flood Risk Management Division initially stated that they were awaiting an updated FRA detailing flood mitigation. Following review of the revised information, they have stated that they are satisfied with the amendment submitted (12 April 2024).
6.3 Manx Utilities Security have stated that they will still need suitable and unrestricted 24 hour access to the substation, whilst noting that any change to electrical supply will require an ENE form (26 March 2024).
6.4 DEFA Ecosystem Policy Team have med the following comments on the application (10 April 2024): o They are pleased to see that the trees along the east of the building are to be retained because, as these trees are an important food source for wintering waxwings Bombycilla garrulous (the best place on the Isle of Man). o They have no objection to the other small areas of grass and planted beds being removed, or the new supplementary planting in the east, but would like to see a planting list to make sure the trees are appropriate. o They note that the trees that provide the waxwings with food are a species of white berried Sorbus, and recommend that the same species is planted to provide waxwings with additional food.
6.5 Ramsey Town Commissioners have no objection to the proposal (10 May 2024).
6.6 No comments have been received from neighbouring properties.
7.0 ASSESSMENT 7.1 The fundamental issues to consider in the assessment of this planning application are; a. The principle of the proposal (BP 5 & 7, & GP2); b. Provision of employment opportunities (BP 1 & STP 6); c. Visual impact/impact on the wider environment (EP 42 and GP2 b, c & f);
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d. Impact on the neighbouring amenity (GP2g & EP 22); e. Impact on the highways & parking (TP7, GP2 h & i, SP10); f. Flooding/Drainage Issues (EP 13 & GP 2l); and g. Ecological Impacts (EP4, EP5 & GP 2d).
7.2 PRINCIPLE OF THE DEVELOPMENT 7.2.1 The site is designated for light industrial purposes so the principle of the development of industrial and storage units here is acceptable. It is also worth noting that the site has been in place for a significant time, with there being history of approvals granted for the light industrial (bakery) use building, with the site also being considered as a retained industrial area on the West Ramsey Development Framework 2004. Therefore, it is considered that the creation of the industrial units (which includes general industrial and storage) clearly aligns with the provisions of Business Policies 5 and 7 of the Strategic Plan.
7.2.2 The sites proximity to major public transport corridors in this area where labour from Ramsey and other parts of the north of the island could easily be attracted would further ensure the use is in accordance with SP6. Likewise, the size of the individual units are also appropriate for their specific purpose in terms of size, height, and would provide for a variety of industrial needs, whilst facilitating their uptake.
7.2.3 In the case of the office accommodation which is proposed as part of the proposal, Business Policy 7 is clear that exceptionally, approval may be granted for new office space where the application site is (a) on approved Business Parks for Corporate Headquarters which do not involve day to day callers; or (b) in buildings of acknowledged architectural or historic interest for which office use represents the only or most appropriate practicable and economic way of securing future use, renovation and maintenance". Whilst the proposed office accommodation within the scheme would not meet any of these exceptions, it can be seen that the building would facilitate that the proposed part conversion to office use will be necessary to secure the building's continued use and maintenance in line with Policy R/TC/P4 of the Ramsey Local Plan Written Statement. Besides, the nature of the this part of Ramsey which accommodates a varied range of uses and the proximity of the site to the Ramsey town centre which stretches t its entire eastern and large parts of its southern boundary would serve to ensure that the proposed part office use is acceptable in this case.
7.2.4 Therefore, although the provision of the office accommodation within this scheme would not comply fully with the requirements of Business Policy 7 of the Strategic Plan, it is not considered that the scale, type of office accommodation on offer, and location within the locality (in its current form with existing uses) would warrant refusal of the scheme.
7.3 PROVISION OF EMPLOYMENT OPPORTUNITIES 7.3.1 The proposed scheme would align with Strategic Policy 6 which takes into account the need for employment generating developments to be sited on land for which they are zoned for, given that the site is zoned for industrial use with the majority of the units being used for industrial use. The sites location within a major employment area on the Island (Ramsey), where there would be easy access to labour, with the location also benefiting from an integrated transport network would further ensure the use is in accordance with Strategic Policy 6. As the proposal could potentially offer employment opportunities to this area, this aspect would further be compliant through Business Policy 1 and Strategic Policy 1, and is encouraged.
7.4 VISUAL IMPACT/IMPACT ON THE WIDER ENVIRONMENT 7.4.1 With regard to the visual impacts of the development on the site and surrounding area, it is considered that the proposed development would only resulting in minor changes to the appearance of the building, with the only significant change being the demolition of the northern section. Also most of the alterations would be on the rear elevation which is not particularly prominent, being enclosed within eth rear yard. The scale of the proposed
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alterations would also be proportionate to the site and serve their specific purpose in terms of improving the functionality and lighting of the units, whilst modernizing elements of the external appearance. Additionally, the materials proposed would be of high quality and functional; ensuring that the proposal would be appropriate for the site context without diminishing the visual appearance of the building.
7.4.2 It is also worth noting that the new layout of the site area is considered to be an enhancement to the character and appearance of the site over and above the present context, as it would make provision for more landscaping, whilst creating more openness, and this is considered to make a positive contribution to the wider environment and would improve the perceptions of sense of place in accordance with SP5. Thus, it is considered that the works would improve the appearance of the site area and ensure it is in keeping with the broader industrial area, and surrounding town centre properties.
7.4.3 It is also important to note that the trees on the site area would be retained, with new plantings added to the existing trees on site; thus improving the general appearance of the site and area. These are deemed to be an acceptable form of development when considered in the light of General policy 2 (b & c).
7.5 IMPACT ON ADJACENT PROPERTIES 7.5.1 With regard to impact on nearby properties, it is considered that the proposal would push development further away from the nearest neighbour to the north at the Riverside Industrial Estate, which would be in the interest of the amenity of the occupants on the units on this neighbouring site. As such, it is not considered that there would be any detrimental impacts on these properties in terms of overlooking and overbearing impacts.
7.5.2 It is also noted that the scheme would not introduce new fenestrations at upper levels which would create overlooking concerns for any of the neighbours. The use of the units are also such that would be complimentary to the neighbouring adjacent properties as the industrial uses (general and storage) would be situated closer to the industrial units to the north, whilst the office use which would be more complimentary to the Shopping use to the south would be situated to the south of the building.
7.5.3 Overall, it is concluded that the proposed development would not result in harm to neighbouring amenity as there would be no harm resulting from the buildings general appearance on the nearby properties, given the intermediate distances, or impacts resulting from the uses of the building on its neighbours, which is considered compliant with those sections of General Policy 2(g) and Environment Policy 22.
7.6 Impact on the Highways and Access 7.6.1 In terms of highway impacts, a key concern relates to the provision of appropriate parking to meet the Strategic Plan parking standards. From reviewing the application details, it is considered that the proposed parking provisions would be sufficient for the number of units and uses proposed for the site.
7.6.2 With regard to general industrial use, the standard stipulates that one parking space be provided per 50 square metres gross floor space. As the eight block industrial units would amount to 1072sqm of industrial floor space, 21.4 spaces (21 approx.) would be required. Therefore, the 22 parking provisions provided within the site would be more than adequate.
7.6.3 In terms of the parking requirements for storage units which requires one space per 100 square metres gross floor space, the proposal is for 935sqm of floor space which will require approximately 9.4 parking spaces (9 approx.), with the proposal providing 10 spaces which is more than appropriate.
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7.6.4 In assessing the parking demand for the office spaces within the scheme, a total of 100sqm of office spaces will be provided requiring a total of 2 spaces to meet the one space per 50 sqm of nett office floor space that would be required. As two spaces would be provided, this would meet the Strategic Plan requirement for parking provision. As such, it is considered that the available parking provided would be more than sufficient for the proposed development, ensuring that the development complies with Transport Policy 7 and General Policy 2 (h).
7.6.5 It is also considered that the proposal is unlikely to give rise to significant negative impacts on the adjoining network in terms of highway safety or network efficiency with the site traffic being accommodated onto the existing network via the Station Road and Bircham Avenue. This element of the development is considered to be compliant with Transport Policy 4 and GP2 h & i, and Strategic Policy 10.
7.7 FLOODING ISSUES 7.7.1 In respect of the potential for flooding of the site and its resulting impacts, it is noted that the scheme is supported by a Flood Risk Assessment which have been considered by the DOI Flood Risk Management who have both confirmed that the submitted information satisfies their concerns. However, a condition would be imposed to ensure that the submitted FRA and provided mitigation are integral to the development of the site.
7.8 IMPACTS ON ECOLOGY 7.8 In terms of the ecological impacts of the proposed development, it is considered that the application details have been considered by DEFA Ecosystems Officer who notes that they have no objection to the application save for the request that a planting list for the proposed planting within the scheme be provided to make sure that the trees are appropriate for the site and setting. Thus, it is considered that the application would satisfy the principles of Environment Policy 4, as well as General Policy 2 (d and f).
8.0 CONCLUSION 8.1 For the above reasons, it is concluded that the planning application would comply with the relevant Strategic Plan Policies, and would have no adverse impact on the visual amenities of the site or surrounding area, or harm the use and enjoyment of neighbouring properties or the highway network, and as such is recommended for approval.
9.0 INTERESTED PERSON STATUS 9.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: (a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.
9.2 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 above who should be given Interested Person Status.
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9.3 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given Interested Person Status. __
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to that body by the appropriate DEFA Delegation and that in making this decision the Committee has agreed the recommendation in relation to who should be afforded Interested Person Status.
Decision Made : Permitted
Committee Meeting Date: 02.09.2024
Signed : P VISIGAH Presenting Officer
Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph to the officer report).
Signatory to delete as appropriate YES/NO See below
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