Loading document...
Application No.: 25/90071/B Applicant: Dept Of Infrastructure Proposal: Coating of asbestos roof sheet with a waterproof membrane Site Address: Triumph Actuation Systems Factory School Road Onchan Isle Of Man IM3 4PB Senior Planning Officer: Jason Singleton Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 20.02.2025 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions
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. The proposed development has been designed to comply with General Policy 2 of the Strategic Plan 2016.
Plans/Drawings/Information; This decision relates to drawings and supporting information submitted on 20th January 2025, referenced;
Right to Appeal It is recommended that the following should NOT be given the Right to Appeal: Highways Services - No Objection Onchan Commissioners - No Objection
_________________________________________________________________ Officer’s Report
1.0 THE SITE - 1.1 The application site is the curtilage of the Triumph actuation systems building, Onchan which is a large detached factory located on the western side of School Road and north of Third Avenue.
2.0 THE PROPOSAL - 2.1 The application seeks to refurbish the existing roof to the property and overcoat the existing asbestos sheets with a "sprayed on" waterproof membrane. The scope of the works are solely contained to the pitch elements of the roof of the building. The fascia, gutters and gable elevations are to remain as is.
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 6 Onchan).
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;
Strategic Policy 2 Priority for new development to identified towns and villages 5 Design and visual impact Spatial Policy 2 Onchan is a named service centre General Policy 2 - (b,c,g) - General development considerations
4.1 13/00323/B - Installation of two doors to replace existing windows. Approved. 12/00754/B - Roofing works. Approved. - 5.0 REPRESENTATIONS (in brief - full reps can be read online) Statutory Consultations
5.1 Onchan Parish Commissioners - Do not object (10/02/25)
5.2 Highways Services - Do not object (30/01/25) Public Representations - 5.3 None.
6.1 The fundamental issues to consider in the assessment of this planning application are;
6.1 The property is currently being for manufacturing and sits within an 'industrial' area and within the town of Onchan. As such the general principle of development is considered acceptable as it is in accordance with the land use designation and further supported through Strategic Policy 2 and Spatial Policy 2.
6.2 This proposal is to spray on a weather proof membrane to extend the longevity of the roof coverings. Given the large area of roofing to cover, 81m x 70m=5670m2 of area, this would be an appropriate method of refurbishing the existing roof without causing any detrimental visual impact or having to alter the structure of the building. The dark colour applied to the roof face would be in keeping with the overall appearance of the property and would confirm to GP2.
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 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 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:
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):
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 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: 21.02.2025 Determining Officer Signed : C BALMER
Chris Balmer Principal Planner
Customer note This copy of the officer report reflects the content of the office copy and has been produced in this form for the benefit of our online service/customers and archive record.
Copyright in submitted documents remains with their authors. Request removal
View as Markdown