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24/00665/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 24/00665/B Applicant : Mr Richard Griffiths Proposal : Erection of an external canopy to existing service yard Site Address : B&Q Unit 35 Spring Valley Industrial Estate Douglas Isle Of Man IM2 2QT
Senior Planning Officer: Jason Singleton Photo Taken : Site Visit : Expected Decision Level :
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 02.09.2024 __
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.
This application has been recommended for approval for the following reason. This planning application is recommended for approval as it would be in accordance with the land use designation and would comply with the Business Policy 5 and General Policy 2 of the Isle of Man Strategic Plan 2016.
Plans/Drawings/Information; This approval relates to drawings referenced; 01, 02, 03, 04, IPE 100 received on 18th June 2024. __
Interested Person Status - Additional Persons
None __
Officer’s Report
1.0 THE SITE
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1.1 The application site is curtilage of Unit 35 (B&Q) Spring Valley Industrial estate, Douglas. The property is a large commercial retail business that sits to the north of Cooil Road with a large parking apron to the South elevation. To the rear is a service lane where deliveries are received and a loading bay area to the east / rear of the main retail building. The rear of the site is screened with a 3.5m high metal security fence.
2.0 THE PROPOSAL 2.1 Proposed is the erection of an external canopy and frame work to provide a covered storage area. This would also see the installation of a storage racking area under the covered area in the surrounding service yard.
2.2 The scope of works would see the erection of a free standing portal framed building measuring a footprint of 20m x 2mm with an eaves height of 5.5m and a ridge of 9.1m. The buildings frame work would be cladded with corrugated sheeting in a "goose wing grey" colour. The building would be open at both ends and installed immediately adjacent to the existing building. Internally this covered area would be used for storage in conjunction with the retail premises and would feature racking storage shelves with more racking shelves outside of the covered area.
2.3 The scope of works are solely contained to the rear and within the existing fenced off area that forms the service yard to the retail premises.
3.0 PLANNING POLICY 3.1 The application site is located within an area designated as 'Industrial' and within the settlement boundary on the Area Plan for the East 2020 (Map 4 Douglas).
3.2 Within the written statement accompanying the plans Employment Proposal 1 (page 74) specifically refers to existing industrial land and cross references to Business Policy 5 and 7 for preferential uses for; manufacturing; warehousing and distribution; office accommodation
3.3 The site is not within a Conservation Area, there are no registered trees on site nor is it within an area of flood risk. It is appropriate to consider the following planning policies from the Isle of Man Strategic Plan 2016;
Business Policy 1 - Creation of employment opportunities 5 - Limitations on retail and only storage and distribution on industrial sites
General Policy 2 - (b,c,g) - General development considerations
4.0 PLANNING HISTORY 4.1 20/00001/D - Installation of illuminated and non-illuminated signage. Approved. 05/00420/B - Alterations and installation of a new mezzanine sales floor, B & Q Superstore. Approved.
5.0 REPRESENTATIONS (in brief - full reps can be read online) Statutory Consultations 5.1 Braddan Parish Commissioners - do not object (26/06/24) 5.2 Highways Services - do not object (28/06/24)
Public Representations 5.3 None.
6.0 ASSESSMENT 6.1 The fundamental issues to consider in the assessment of this planning application are;
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(i) principle of the development (BP1&5)
(ii) impact of the development (GP2 b,c,g)
Principle 6.2 The proposal would see the erection of a storage structure adjacent to the main building on site to allow for covered storage / distribution with racking shelves. Given the existing use of the premises is in accordance with the land use designation and the proposals are merely providing a weather cover to protect goods prior to going on the shelves for retail, the level of retailing would be unaffected from the new building.
6.3 The proposed extension/ structure would not be adding any additional uses or removing areas for storage and manoeuvrability in the service yard. As such the principle of the proposals and its use would be in accordance with BP5, and the land use designation.
Impact of the proposals 6.4 The proposed extension / structure would be of a size and scale to echo the existing proportions of the adjacent host building. Whilst the ridge would be 1.3m higher than the adjacent building, this is the upper proportions of the "peak" of the roof and would not be detrimental to the character of the area or those adjacent industrial buildings outside of this site. Whilst there may be views of the upper proportions of the structure, it would not be read out of character with the immediate use of the site or the wider industrial building surrounding this site.
6.5 The finish and choice of materials for this structure and roof would seek to match the existing adjacent building which helps to ensure the built form is in keeping with the character and appearance of the existing industrial / retail unit (B&Q). The proposed use would be incidental to the wider use of the site and would not have any detrimental impact upon the use of the neighbouring units. These aspects of development are deemed to be an acceptable form of development that complies with those sections of General Policy 2(b) & (c) (g).
7.0 CONCLUSION 7.1
For the above reasons, it is concluded that the planning application would be in accordance with the land use designation and not considered harm the use and enjoyment of neighbouring industrial units nor would it have a detrimental visual impact and would comply with aforementioned planning policies of the Isle of Man Strategic Plan 2016, and is recommended for approval.
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
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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 : 03.09.2024
Determining officer
Signed : A MORGAN Abigail Morgan
Acting Head of Development Management
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