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24/10121/AIR PLANNING OFFICER REPORT AND RECOMMENDATION

Application No. : 24/10121/AIR Applicant : Tevir Group Proposal : Information in relation to condition 12 of PA 23/01223/B giving details of the substation design and layout at Villiers Square Site Address : Villiers Square Fort Street Douglas Isle Of Man IM1 2AX

Planning Assistant: Charlotte Gatt

Recommended Decision: Permitted Date of Recommendation: 15.01.2025

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

NOTE. In this instance of the submitted documentation and correspondence from the applicants, and after consultation with the case officer who has confirmed they are happy with the level of detail submitted, it is deemed sufficient to achieve the desired outcome and would be considered satisfactory for the planning condition 12 of application 23/01223/B, under the understanding that the development shall not be carried out unless in accordance with the approved details.

Plans/Drawings/Information;

This decision hereby approved relates to drawings and documents submitted to the Department titled: Application Form, PROPOSED SUB STATION DETAILS - REV A, Flood Risk Mitigation, recorded as being electronically received on both the 21.11.2024 and 06.12.2024

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Officer’s Report

1.0 Description 1.1 The proposed application 23/01223/B for the Construction of mixed use commercial building including commercial office (class 1.2 & 2.1), retail (class 1.1) and leisure uses (class 4.4) was approved by the Planning Committee on 22.04.2024 subject to 21 conditions, some of which required submission of additional information prior to the commencement of works.

1.2 This report is specific to condition 12 which the applicants are seeking to satisfy.

Specific wording of the conditions are as follows:

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24/10121/AIR Prior to the commencement of above ground works, and notwithstanding the level of information already provided, full details relating to the design, form and layout of the approved substation shall be submitted to the Department for approval in writing. This shall also include details relating to flood resistance and mitigation measures in line with the recommendations provided within the approved Flood Risk Assessment.

Reason: To ensure that the final design and appearance of the substation is satisfactory and to reduce the risk of flooding.

2.0 Proposal 2.1 The applicants have submitted a range of documents covering the flood risk mitigation and detailed plans of the substation that is to be implements (revised 28.11.2024) as well as a duly completed application form.

2.2 The proposed substation is measured at 5m x 4.505m internally and is 3.7 in height, finished with a flat roof.

2.3 There is both a fixed low level vent and high level vent proposed in 2 of the substation elevations.

2.4 Minimum 2m (w) x 2.3m (H) Double Door proposed in the opposite elevation. The step to access the substation is proposed at 300mm in height.

2.5 Details show the proposed substation finished in a dash-like render.

2.6 Due to access requirements to the sub-station, raising floor levels is not possible. As such, it is proposed to install flood doors or barriers to prevent flood water entering the proposed substation. A 600mm high barrier around the perimeter of the substation (equating to a barrier height of approximately 5.88m AOD) would prevent flood water ingress into the substation during the 0.5% AEP plus CC1 (year 2100) event.

3.0 Consultation 3.1 Manx Utilities Design Services Manager were consulted for advice on the satisfaction of condition. The following comments were received on 29.11.2024: "It is now proposed to raise the internal floor level of the substation to 5650 which will ensure that the substation equipment will not be affected by flood water. In order to accommodate this change in floor level the developer is proposing to relocate the substation doors to the side and install an external step. We are awaiting an updated drawing from the developer identifying these changes."

The comments received requested additional information which the applicants have now provided - after a review of the submitted documents, it is concluded that that the information satisfies the relevant clauses.

3.2 Highway Services have confirmed that there is no highways interest - 24.11.2024.

4.0 Recommendation 4.1 In this instance of the submitted documentation and correspondence from the applicants, and after consultation with the case officer who has confirmed they are happy with the level of detail submitted, it is deemed sufficient to achieve the desired outcome and would be considered satisfactory for the planning condition 12 of application 23/01223/B, under the understanding that the development shall not be carried out unless in accordance with the approved details.

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24/10121/AIR

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.

Decision Made : Permitted

Date: 16.01.2025

Determining officer

Signed : C BALMER

Chris Balmer

Principal Planner