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24/90932/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 24/90932/B Applicant : Isle Of Man Government Department Of Infrastructure Proposal : Location of a 20ft storage-shipping container for Police Workshop Garage Site Address : Police Headquarters Dukes Avenue Douglas Isle Of Man IM2 4RG
Planning Officer: Lucy Kinrade Photo Taken : Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 30.09.2024 __
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. While there may be some negative visual impact of the structure from within the site, this is outweighed in this case by the need of the facility in the upkeep of police fleet vehicles and in the continuity of the police services. Overall the proposal is considered to be acceptable and within the tests of General Policy 2 and supporting Paragraph 11.5.3 of TAPE where it recognises the importance of Police in the community.
Plans/Drawings/Information; This approval relates to drawing numbers 01, 02, 03 and 04 all date received 09/08/2024. __
Right to Appeal
It is recommended that the following organisations should NOT be given the Right to Appeal: o Douglas Borough Council o Department of Infrastructure Highway Services
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Officer’s Report
1.0 THE SITE 1.1 The application relates to IOM Central Police Headquarters just off Glencrutchery Road, Douglas.
2.0 THE PROPOSAL 2.1 Proposed is the installation of a shipping container in the rear yard for use as a workshop garage.
2.2 The application form indicates the proposal to help assist in the servicing of police vehicles and "Due to expanding fleet of Police vehicles, additional storage is required for day to day use. We have spoken with the Police HQ Facility Manager Stuart McIntyre has advised that planning approval has to be granted for the site. Container dimension 6.10m long x 2.44m wide x 2.59 high (standard 20ft shipping container)"
3.0 PLANNING HISTORY 3.1 The rear yard was recently approved for a cycle shelter under 19/01127/B.
4.0 PLANNING POLICY 4.1 Site Specific 4.1.1 Designated as 'Buildings or Land for Civic, Cultural or Other Use' on the Area Plan for the East (TAPE). Is not recognised as being at any flood risk and is not within a Conservation Area.
4.2 Relevant policies of TAPE o Para 11.5.3 recognition of importance of Police in community.
4.3 Relevant policies of IOM Strategic Plan. o Strategic Policy 1(a) - make best use of existing or underused sites o Strategic Policy 5 - new development (including individual buildings) should be designed so as to make a positive contribution to the environment (and in some cases a Design Statement will be required) o General Policy 2 - general standards towards acceptable development o Community Policy 7 - designing out crime o Community Policy 11 - prevention of outbreak and spread of fire o Infrastructure Policy 5 - water conservation and management measures o Paragraph 4.3.11 of the Strategic Plan states, "Merely arguing that a new building cannot be seen in public views is not a justification for the relaxation of other policies relating to the location of new development".
4.4 Reference any relevant PPS or NPD 4.4.1 None
5.0 OTHER MATERIAL CONSIDERATIONS 5.1 None
6.0 REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.
6.1 Douglas Borough Council - No objection (23/08/2024). 6.2 DOI Highway Services - Do not oppose (16/08/2024) - no significant negative impact upon highway safety, network functionality and/or parking.
7.0 ASSESSMENT
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7.1 The key considerations in the determination of the application are: o Principle of development o Visual impact o Impact on neighbouring amenity o Highway safety o Other Issues
7.2 Principle 7.2.1 The site relates to the grounds of IOM central police headquarters and the proposed container is sought in association with that overall use of the site being a garage workshop facility aiding the servicing of police fleet vehicles. In principle the proposal is acceptable.
7.3 Visual Impact 7.3.1 The structure will not be prominent from any public views given its set back location within the rear yard area and clustered amongst the existing police headquarters buildings and surrounding neighbouring buildings. These types of metal containers are not typically found in the community and more associated to shipping and haulage areas. There will be some degree of negative visual impact being a structure generally out of keeping in this area and by its very nature would appear more so a temporary measure, rather than the workshop/garage being provided as a more permanent building solution (the latter which could then be appropriately designed to be more in keeping). The negative impact would be contained within the site and would not result in any wider visual harm to the streetscene or wider area.
7.4 Impact on neighbouring amenity 7.4.1 Given the siting within the rear yard and distance from any neighbouring properties the proposal is not expected to result in any increase in impact on any general amenity of neighbouring commercial buildings or to those residential properties in the nearby area.
7.5 Highway Safety 7.5.1 The container is located in the rear yard and off the public highway. Parking is provided within this yard as well as other areas surrounding the headquarters and so should the container result in any displaced parking in this specific instance it is felt that sufficient parking is provided elsewhere to accommodate this and also minded that fleet vehicles are also likely to be out on duty with turnover of spaces throughout the day. It would also be in the Police's best interest to ensure that the container was not sited so as to disrupt operations including the free flow of traffic within the site.
7.6 Other Matters 7.6.1 The proposal is not expected to result in any new or increased risk of fire or criminal activity at the site.
8.0 CONCLUSION 8.1 While there may be some negative visual impact of the structure from within the site, this is outweighed in this case by the need of the facility in the upkeep of police fleet vehicles and in the continuity of the police services. Overall the proposal is considered to be acceptable and within the tests of General Policy 2 and supporting Paragraph 11.5.3 of TAPE where it recognises the importance of Police in the community.
9.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE 9.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted).
9.2 Article A10 sets out that the right to appeal is available to: o applicant (in all cases);
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o a Local Authority; Government Department; Manx Utilities; and Manx National Heritage that submit a relevant objection; and o any other person who has made an objection that meets specified criteria.
9.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10.
9.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required): o any appellant or potential appellant (which includes the applicant); o the Department of Environment, Food and Agriculture, the Department of Infrastructure and the local authority for the area; o any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and o in the case of a petition, a single representative.
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I can confirm that this decision has been made by a Principal Planner 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 and/or rights to appeal.
Decision Made : Permitted
Date: 01.10.2024
Determining Officer Signed : J SINGLETON
Jason Singleton
Principal Planner
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