Officer Report

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No.: 24/91362/B Applicant: Department Of Home Affairs Proposal: Conversion of former vehicle garage to create additional Office space and erection of external security fencing Site Address: Tromode Drill Hall Tromode Road Douglas Isle Of Man IM2 5PA Principal Planner: Chris Balmer Recommended Decision: Permitted Date of Recommendation: 13.01.2025 _________________________________________________________________

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.

For the reasons outlined min the report it is considered that the planning application is in accordance with General Policy 2, Business Policy 7 and Environment Policy 13 of the Isle of Man Strategic Plan 2016 and the Area Plan for the East having no significant adverse impact upon private or public amenity.

Plans/Drawings/Information; This approval relates to the submitted documents and drawings all received on 02.12.2024. Right to Appeal It is recommended that the following organisations should NOT be given the Right to Appeal: Local Authority - No Objection _________________________________________________________________ Officer’s Report

1.0 THE SITE - 1.1 The application site represents the curtilage of the Tromode Drill Hall, Tromode Road, Douglas. The site is located on the eastern side of Tromode Road. The building which is substantial two storey building currently accommodates The Department of Home Affairs.

1.2 The site is the curtilage of the former Drill Hall which became the headquarters for the Isle of Man Water Authority and is now used for purposes including the facilities of the Department of Home Affairs, including the surrounding area, car park and fenced depot area towards the back (eastern part) of the site. The site has two cottages within the site which have recently had planning permission for conversion to offices in relation to the use of the remainder of the site. The site also includes small huts which are used by the army cadets and the site also provides access and parking to and for the Cronkbourne Cricket Pavilion and Clubhouse.

2.0 THE PROPOSAL - 2.1 The application seeks approval for the conversion of former vehicle garage to create additional Office space and erection of external security fencing to the rear of the building.

- 3.0 PLANNING HISTORY

3.2 There are a number of previous planning applications associated, however, none are considered relevant in the assessment and determination of this application. - 4.0 DEVELOPMENT PLAN POLICIES

4.1 The site is designated as "Buildings or Land for Civic, Cultural or Other Use" under the Area Plan for the East. He site is not within a Conservation Area nor a Registered Building. The building is not within a High Flood Risk from Tidal or River Flood events. The area surrounding the site (car parks) is designated as being at high risk from Surface Water flooding.

4.2 The relevant planning policies from the Isle of Man Strategic Plan are: - 4.3 General Policy 2 states: "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."

4.4 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; exceptionally, permission may be given for new office space (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.
• 4.5 "9.3.2 Most of this activity is located in our town centres and in particular in Douglas, although there are also office developments in Onchan, Ramsey, Castletown, Peel, Port Erin, Port St Mary, Laxey and Ballasalla.

9.3.3 The Department has supported the location of offices in town and village centres for several reasons: (a) such centres are accessible to all members of the community, staff and visitors alike; (b) the activity and range of services contribute to the vitality and success of the centres; and (c) the investment in property can be used to renew the ageing fabric of our town centre buildings."

4.6 Environment Policy 13 states: "Development which would result in an unacceptable risk from flooding, either on or off-site, will not be permitted."

- 5.0 REPRESENTATIONS

5.1 Douglas Borough Council do not object (13.12.2024). - 6.0 ASSESSMENT

6.1 As stated earlier in this report, the application site is located within an area designated as "Buildings or Land for Civic, Cultural or Other Use". The proposal to convert a garage to be used as an office like the majority of the existing building raise no concerns and would accord with the land use designation.

6.2 The installation of fencing to the rear of the building would not be publically apparent and would be similar to existing fencing types that exists to the rear already. - 7.0 RECOMMENDATION

7.1 For the reasons outlined above it is considered that the planning application is in accordance with General Policy 2, Business Policy 7 and Environment Policy 13 of the Isle of Man Strategic Plan 2016 and the Area Plan for the East having no significant adverse impacts upon private or public amenities and it is therefore recommended that the planning application be permitted. - 8.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE

8.1 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).

8.2 Article A10 sets out that the right to appeal is available to:

• applicant (in all cases);

• 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.

8.3 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. - 8.4 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.

8.5 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 the Right to Appeal.

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 and/or rights to appeal.

Decision Made: Permitted Date: 23.01.2025 Determining officer

Signed : A MORGAN Abigail Morgan Acting Head of Development Management

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