DEC Officer Report

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No.: 24/00700/B Applicant: Tynwald Mills (IOM) Ltd. Proposal: Installation of replacement roof with roof lights and solar panels Site Address: Tynwald Mills St Johns Isle Of Man IM4 3AD Planning Officer: Hamish Laird Photo Taken: 30.07.2024 Site Visit: 30.07.2024 Recommended Decision: Permitted Date of Recommendation: 16.08.2024

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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

This application has been recommended for approval for the following reason.

The proposed development for the re-roofing and installation of solar PV panels at Tynwald Mills is acceptable in that it would be in compliance with Policies C/P/2 of the St Johns Local plan 1999 in respect of the repair and improvement of existing retail facilities in St Johns and Policy C/P/3 which allows for minor alterations and renovations to existing buildings in the Tynwald Mills Centre. It would also accord with the provisions of Policy GEN2 b) c) and g); and, Environment Policy 34 of the Isle of Man Strategic Policy 2016.

Plans/Drawings/Information; This decision relates to: Drawing PA 001 - Site Location Plan and Proposed Site Plan;

• Drawing PA 004 - Proposed Roof Plan;
• Drawing PA 005 - Section A-A through Existing and Proposed Roof;

• Drawing PA 007 - Proposed Elevations and Verge Detail Sheet 1; and
• Drawing PA 008 - Proposed Elevations and Verge Detail Sheet 2; Planning Statement dated 28 May, 2024, by Verduyn Architects Ltd; Email dated 14 June, 2024, showing the use of Solar Edge PV panels. submitted in support of the application, dated stamped and received on 24th June, 2024

Interested Person Status

Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The site is the southernmost of a group of 19th century former mill buildings now utilised as a retail outlet located in a 19th century former mill building with a selection of retail, craft, and café offerings. There are also outbuildings for storage, landscaped gardens, a courtyard as well as dedicated parking. The site is located within the wider environs of the Tynwald National Park and Arboretum located on the outskirts of St Johns some 3 miles to the east of Peel. - 1.2 The original roof to this building consisting of part natural Welsh slate with cast iron Victorian glazed rooflights partially collapsed in November 2018 necessitating an emergency repair. This repair was undertaken by the use of a Redland artificial Cambrian grey slate to allow for the continued use of the building. The site is not a Registered Building and is not located within a Conservation Area.

2.0 THE PROPOSAL - 2.1 This application seeks planning approval for the installation of a replacement roof with roof lights and solar panels. This would involve the application of solar edge Solar PV Panels to the shallower sloping elements of the existing roof. - 2.2 The submitted Design Statement advises:

"The proposal is to reroof the main roof of the property. At present the roof consists of natural Welsh slates and single glazed, cast iron Victorian north lights all of which is now in a poor state of repair, with a number of ongoing leaks and maintenance issues, and at the end of its lifespan. The rooflights in particular are in a very poor state of repair and requires temporary overboarding to stabilise them. A new roof finish is therefore required and reroofing would also offer the opportunity to improve insulation and to introduce solar panels to the roof. Our initial design investigation considered the reuse of the existing slates and an assessment was done of the condition of the existing slates. Unfortunately, it was advised that the slates are too far deteriorated and brittle, that the fixing holes have been damaged and that the existing slates cannot be reused."….

…." The use of Kingspan insulated roof sheeting is therefore proposed. The Kingspan Quadcore KS1000RW Roof Panels are proposed which consists of a sheet metal profiled roof bonded to sheet insulation. This system is not only lighter in weight and avoids the need for alterations to the existing metal truss system, but is more cost effective, quicker to install and allows for the solar panels to be fitted, in-rail over the roof finish once installed. The Kingspan roofing system is 50% more cost effective than Redland Cambrian slates and this does not factor in additional costs to the structure that would be needed for slates. This roofing material is therefore advantageous to the applicant for numerous reasons. Whilst a slate roof would have been the preferred option, the extent of the proposed new roof that is visible externally is very limited. The internal finish is however highly visible and an integral part of the historical identity of the building. Therefore we feel that the proposed roof finish would be the best option.

The number of existing rooflights have been a concern to the applicant as the solar glare causes damage to stock. They would prefer to reduce the number of rooflights but still maintain enough to allow for natural daylight. This has been reflected in the design proposal. The solar PV panel installation consists of approx. 100 solar panels per roof pitch (7 roof pitches in total) fitted to the south facing slope of the roof. This installation will generate approx. 80% of the energy usage required annually for the centre. The use of photovoltaic solar panels, along

with the increased insulation that will be applied to the new roof, will significantly reduce the use of non-renewable energy on the site."

2.3 The external plane of the roofline would remain the same and the roofline on the remainder of the retail development would remain unaltered.

3.0 PLANNING HISTORY - 3.1 Historic: 84/00088/B - formation of Craft Units with Shops Permitted 29/01/1984. - 3.2 12/01258/B - Erection of a warehouse (retrospective) and erection of a waste recycling shed. Permitted 18.10.2012. - 3.3 18/01197/B - This previous application affecting the site sought to regularise the removal of the previous natural slate tile and cast iron Victorian rooflights and to enable the refurbishment of this single section of the roof by the installation of internal rafters and affixing of Redland Cambrian Slate effect tiles by way of replacement. Permitted - 22.02.2019.

4.0 PLANNING POLICY - 4.1 St Johns Local Plan 1999. In respect of retail development Policy C/P/2 allows for the repair and improvement of existing retail facilities in St Johns and Policy C/P/3 allows for minor alterations and renovations to existing buildings in the Tynwald Mills Centre. The site also falls within the scope of the Draft Area Plan for the North and West 2024, which has been the subject of a recent Public Examination, but at this stage it holds little weight. - 4.2 The Isle of Man Strategic Local Plan 2016. - 4.3 Strategic Policy 1: Development should make the best use of resources by:

• (a) optimising the use of previously developed land, redundant buildings, unused and under-used land and buildings, and re-using scarce indigenous building materials;
• (b) ensuring efficient use of sites, taking into account the needs for access, landscaping, open space(1) and amenity standards; and
• (c) being located so as to utilise existing and planned infrastructure, facilities and services.

4.4 In pursuance of (c) above, the Department will, when formulating its programme for the preparation of new Area Plans, have particular regard to:

• (a) the availability of mains drainage connected to IRIS or other mains systems;
• (b) securing the future viability of rural primary schools;
• (c) the public investment in the Island's highway, bus, railway and tramway networks;
• (d) the provision and availability of water; and
• (e) community facilities.

4.5 Strategic Policy 2: New development will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions (2) of these towns and villages. Development will be permitted in the countryside only in the exceptional circumstances identified in paragraph 6.3. Of this document - 4.6 General Policy 1: The determination of matters under Part 2 (Development Control) and Part 3 (Special Controls) of the 1999 Town and Country Planning Act shall have regard to the provisions of the Development Plan and all other material considerations. In this way, development will be directed towards suitable or preferred locations and away from unsuitable or undesirable locations. - 4.7 General Policy 2: 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:

• (a) is in accordance with the design brief in the Area Plan where there is such a brief;

• (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 water courses;
• (e) does not affect adversely public views of the sea;
• (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 unacceptable effect on road safety or traffic flows on the local highways;
• (j) can be provided with all necessary services;
• (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
• (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
• (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
• (n) is designed having due regard to best practice in reducing energy consumption.

4.8 Environment Policy 34 states that, in the maintenance, alteration or extension of pre1920s buildings, the use of traditional materials will be preferred.

5.0 REPRESENTATIONS - 5.1 Registered Buildings Officer in respect of PA19/02/2019, it was noted: "This is neither a Registered Building or located within a Conservation Area and, as such, has no comment to make on this application." There has been no change in these circumstances. - 5.2 German Commissioners (6/8/24): No Objection. - 5.3 MUA Electricity (27/6/24) comments: In relation to the proposed Solar PV panels, the applicant is strongly advised to contact Manx Utilities to discuss the capacity of these panels and connection to the electricity network. The application states 700 panels, however we have not been able to find the overall generation capacity in the application. Our experience of connecting similar sized Solar PV installations elsewhere on the island suggests there may be network voltage issues which need to be considered. The applicant may need to pay to have network studies undertaken before Manx Utilities can consent to connecting this size of installation to the electricity network. - 5.4 MUA Electricity (6/8/24) comments: Further to my previous e-mail, we have now had correspondence with the applicant regarding the proposed Solar panels to be installed. We have undertaken some network studies and I can confirm that we do not have any further concerns regarding the connection to the electricity network at this location. - 5.5 DoI Highway Services (28/6/24) comments - Highway Services HDC has no interest (NHI). In 24/00700/B. - 5.6 No third party representations had been received by the Report drafting stage (16/8/24).

6.0 ASSESSMENT - 6.1 In respect of the previous application the roof of the building experienced a partial collapse in November 2018 which required the removal of the failed and dangerous heavy cast iron glass frames and surrounding natural slate from the roof on issues of Health and Safety in a Public Area. Emergency repairs to the building were undertaken using temporary galvanised metal patches within the vacant roof space to make safe and both the Planning Department and

• Building Control were advised of this at the time in the form of a Structural Engineers Report commissioned by the CCJ Group.
• 6.2 The failing cast iron glass panels have since been removed from this section of roof and, as it was not possible to affix the existing slates to the battens in the existing sarking, new rafters were installed internally on the existing purlins. That allowed for much lighter new artificial Cambrian slate roof to be safely installed to replace the existing natural slate and the failing cast iron glass frames to be removed for safety reasons and to allow for a further reduction in weight to restore safety to the structure.
• 6.3 The artificial slate is visually a close match to the removed natural slate and, with the modern methods of fixing used. It now forms a robust fit upon the new support structure for the roof. On inspection from the ground the replacement slates have the appearance of natural slate with the existing plane of this section of the roof remaining unaltered and closely matching in terms of form and appearance the wider roofline on the remainder of the Tynwald Mills buildings.
• 6.4 Following on from the initial emergency repairs, the Cambrian artificial slate roof covering serves its purpose in effecting follow-on permanent repairs to the roof; removing the failing metal and glass framework as well as repairing and restoring the roof using a material commensurate with the prevailing character and appearance of the building complex. Given the previous poor state of the roof and the measures required to effect a repair, the proposal would comply with Policies C/P/2 of the St Johns Local plan 1999 in repairing and improvement of existing retail facilities in St Johns and Policy C/P/3 which allows for minor alterations and renovations to existing buildings in the Tynwald Mills Centre.
• 6.5 This current application for the installation of a replacement roof with roof lights and solar panels would reduce the number of roof-lights but would still maintain enough to allow for natural daylight to enter the building. This has been reflected in the design proposal and would have the benefit of reducing the amount of solar glare that enters the building and would assist in preventing sun damage to stock in the retail areas.
• 6.6 The solar PV panel installation consists of approx. 100 solar panels per roof pitch (7 roof pitches in total) fitted to the south facing slope of the roof. This installation will generate approx. 80% of the energy usage required annually for the centre. The use of photovoltaic solar panels, along with the increased insulation that will be applied to the new roof, would have the benefit of significantly reducing the use of non-renewable energy on the site.
• 6.7 This proposal would replace the previously approved works for repair and use of Cambrian artifice slates. In terms of visual impact, the proposals would result in very little by way of alteration to the shape and profile of the former Mill building, albeit no form of slate roofing would now be used except that retained on the side elevations that are visible from the public realm around the building. It is considered that overall its historic character and appearance would remain similar to its current appearance. As indicated above, it would improve the thermal qualities and carbon footprint of the building which would be of benefit to its permitted lawful use as a retail centre.
• 6.8 Although Environment Policy 34 of the Isle of Man Strategic Policy 2016 states a preference for traditional materials to be used on the maintenance, alteration or extension of pre- 1920s application buildings the practicality of the solar PV panel installation; and, indeed the acceptability of artificial slates that closely match the original as per the previous PA19/02/2019 planning approval indicates that the current proposal is acceptable in terms of its design, visual impact, and impact on the character and setting of this pre-1920's building amongst this group of buildings located outside of a conservation area.
• 6.9 There are no highway safety, neighbour amenity, or Biodiversity issues arising from the proposals, and the application is considered to be acceptable.

- 7.0 CONCLUSIONS AND RECOMMENDATION

7.1 The proposed development for the re-roofing and installation of solar PV panels at Tynwald Mills would be in compliance with Policies C/P/2 of the St Johns Local plan 1999 in respect of the repair and improvement of existing retail facilities in St Johns and Policy C/P/3 which allows for minor alterations and renovations to existing buildings in the Tynwald Mills Centre. It would also accord with the provisions of Policy GEN2 b) c) and g); and, Environment Policy 34 of the Isle of Man Strategic Policy 2016.

8.0 INTERESTED PERSON STATUS - 8.1 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.

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 above who should be given Interested Person Status.

I can confirm that this decision has been made by the Acting Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status

Decision Made : Permitted Date : 20.08.2024 Determining officer

Signed : A MORGAN Abigail Morgan Acting Head of Development Management

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