219442

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                                                 25/90230/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS Application No. : 25/90230/B Applicant : Clucas PLC Proposal : Division of one single industrial unit into 9 units, including the removal of the existing entrance lobby and installation of new external doors Site Address : Unit 16 Tromode Estate Carrs Lane Tromode Douglas Isle Of Man IM4 4RG Senior Planning Officer: Jason Singleton Photo Taken : Site Visit : Expected Decision Level : Officer Delegation Recommendation Recommended Decision: Permitted Date of Recommendation: 19.05.2025 __ 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. C 2. Notwithstanding the provisions of the Town and Country Planning (Use Classes) Order 2019 (or any Order revoking and/or re-enacting that Order with or without modification), the units hereby approved shall only be used for; Light industry and Research & Development (class 2.2); General industrial (Class 2.3); Storage/distribution (Class 2.4) REASON: The Department has assessed the impact of the proposal on the basis of the specific use and any alternative uses within the same Use Class will require further consideration. C 3. Notwithstanding the meaning of development in Section 6 of the Town and Country Planning Act 1999 or any act revoking or re-enacting that Act, no mezzanine floor shall be constructed without a further application for planning approval being submitted and approved.

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                                                 25/90230/B
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REASON: the parking provision is considered acceptable on the basis of the floor area of the proposed units as shown in the submitted plans and on only one floor of accommodation per unit. C 4. The development hereby approved shall not be occupied or operated until the vehicle / cycle parking and turning areas have been provided in accordance with approved plans (Layout plan P01-B received on 13th May 2025) and the parking and turning areas shall thereafter be kept available for the parking and turning of vehicles associated with the development. REASON: In the interests of highway safety. C 5. No items of machinery or any equipment or other goods shall be kept outside of any buildings and all activities shall be undertaken within the buildings unless otherwise agreed in writing by the Planning Authority. REASON: To protect the neighbouring amenity and parking areas C 6. No external lighting shall be permitted except that as approved as part of a lighting scheme to be submitted to and approved by the Planning Authority. REASON: In the interest of the neighbouring amenity N 1. There must be no discharge of surface water to the main foul or combined sewer. REASON: to ensure that existing foul sewerage is not adversely affected by the discharge of additional flows. This application has been recommended for approval for the following reason. The development complies with Employment Proposal 22, Business Policies 1 & 5 and Transport Policy 4 & 7 of the Strategic Plan. Plans/Drawings/Information; This decision relates to drawings and supporting information received on 3rd March 2025, referenced; EX01 EX02-A EX03 EX04 P02 P03 and amended Layout plan P01-B received on 13th May 2025 __ Right to Appeal It is recommended that the following organisations should NOT be given the Right to Appeal: Onchan Commissioners - No Objection DoI - Highways Services - No objection DOI - Highways Drainage - No objection MUA - No objection __ Officer’s Report

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                                                 25/90230/B
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THE SITE 1.1 The application site is a large industrial building at the northernmost end of the commercial business site on Carr's Lane. The commercial business "Panelcraft" site runs along the eastern bank of the River Glass and as such part of the site, including the highway, to the south is within a flood zone; however the application site itself is not. THE PROPOSAL 2.1 The proposal is to sub-divide Unit 16 (one large building) into 9 individual units, varying in size from 107m2 - 202m2 with individual rollershutter doors to each unit at the front and a rear pedestrian width door. Also proposed to the front elevation is the removal of the projecting pitched roof existing entrance lobby and pillars. In lieu of this will be the installation of new external roller shutter doors to the front elevation. 2.2 Access from the highway and parking for the units would remain as per the existing and at the front of the building. PLANNING POLICY 3.1 The application site is designated as 'Industrial' under the Area Plan for the East, map No.8 Union Mills and Strang. The application site is not within a Conservation Area, nor is the building identified as being at floor disk, despite being adjacent to the River Glass. 3.2 General Policy 2 applies to proposals that are in accordance with the land-use zoning. Due to the nature of the zoning, Business Policy 1 and Business Policy 5 also apply. Due to the potential nature of the use Environment Policy 22 and Environment Policy 23 are also considered applicable. Parking standards are assessed against Transport Policies 4 and 7. PLANNING HISTORY 4.1 18/00108/B - Conversion of Unit 16 into 2 units including new offices and welfare facilities, new pedestrian entrance door and new fire escape door. Approved. REPRESENTATIONS 5.1 Onchan Commissioners commented (20/03/25) - No objection. 5.2 DoI Highways Services commented (07/03/35) - The proposals are acceptable in principle in terms of highways and network impact, however, further information and layout plans should be provided as follows: "The marked van parking spaces should be removed from the layout as these are blocking the front entrance doors - Unit owners vehicles can always park or load in front of their unit doors informally if needed. The applicant should provide a parking provision assessment of the development taking into account the parking provision on the site (without the van parking), the total GFA of all the units combined and the Strategic Plan 2016 parking standards. Disabled parking and secure cycle/motorcycle parking should be provided for owners, staff and customers of the units within the site. If possible, the Applicant should consider communal EV charging points for owners, staff and customers of the units. This will make the units attractive to let and aid the Island's Net Zero ambitions." 5.2.1 On the amended plans (Ref: P01-B) Highways services have no objection (16.05.25) to the revised parking layout. "HDC have reviewed the updated information for application 25/90230/B dated 13 May 2025 online and can stated that it appears the applicant has addressed the comments made by HDC on 7 Mar 2025. The site can accommodate approximately 30 spaces on the units which meets Strategic Plan 2016 parking standards for the proposed development. There is space for disabled bays and motorcycle/cycle parking, and there is potential for EV charging points within the site. Accordingly, Highway Services HDC now do not oppose the application. Conditions on disabled and parking markings and cycle parking installed before first occupation (in the interests of safety and accessibility) should be provided on any permitted application.

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                                                 25/90230/B
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5.3 MUA Drainage commented (26/03/25) - "seeks no surface water drainage into the combined sewer system as there is no separate SW drainage in the area". MUA commented further (13.05.25) to advise "There is a private surface water system in the area that is currently utilised for the existing building and hardstanding discharges. Providing no additional hardstanding is proposed, this system will be suitable for existing use". ASSESSMENT The fundamental issues to consider in the assessment of this planning application are;

• Principle of development
• Character and appearance
• Impact upon neighbours
• Parking and Highway Safety
• Drainage The principle of development 6.1 The proposal is for subdivision of the existing building and for its current use as industrial. It is noted that the land is zoned for industrial use and the proposed units will remain as is. The proposal will provide satisfactory amenity standards necessary services for each unit. The principle for the subdivision is therefore acceptable and would be read in accordance with business policy 1 and 5 (providing there is no retail), subject to further considerations below. In terms of industrial use the applicant has noted that; "The client would like the units to be as flexible in use as possible for their prospective tenants. Therefore, all use classes noted and light industry plus industrial if acceptable". Given the land designation is industrial the proposed classes would fall within this use class and can be conditioned accordingly. Character and appearance 6.2 The useable floor space would be marginally smaller than existing taking into account the width of the internal block work walls needed between each unit. The more noticeable physical changes to the buildings external appearance will be the creation of new openings for roller shutter doors to serve each unit. The proposed external changes will respect the site and surroundings and will not have a significant, adverse effect on the character of the surrounding landscape or townscape in this part of the estate. Impact on neighbours 6.3 The unit is currently used for industrial purposes and subdividing the floor space could lead to a variety of uses within the realms of the definition of "industrial" as controlled by the definition in planning use class order and the strategic plan. This subdivision is not considered likely to lead to any greater intensification of the use as there is no increase in floor area and the units is already in existence and formerly operated as such. 6.4 Arguably any future uses of the units will be at a much smaller scale of operation when compared to the previous use "Panel craft" that involved the banging of metals and vehicle body repairs and servicing of vehicles on a large scale operation. There are no residential properties immediately adjacent to the site, therefore it is unlikely that it would have a significant adverse effect to the amenity of local residents and the future uses being limited by condition would ensure compliance with Ep22,23. Parking and highway safety 6.5 The proposed access to the site will not be altered from the existing use and the provision for on-site parking is noted on the proposed drawings. The initial comments from highways sought for amendments to the parking area and the inclusion of disabled parking bays, motorcycle/ bike parking and electric charging points.

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                                                 25/90230/B
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6.6 Amended plans were submitted which addressed highways comments and the site is noted to now provide 22 parking spaces including 2 x disabled spaces, 2 motorcycle spaces, shared bike rack for 10 bikes and no parking to the front apron of the industrial units. 6.7 The parking standards of the strategic plan note parking for industrial is at a ratio for the use of General industrial is; 1 space per 50 square metres gross floor space. In this instance, the floor area is measured at 1,060m2 and the requirement would equate to 22 (1060/50) parking spaces needed on site. 6.8 As such given there is 22 marked parking (and extra parking for disabled and motorcycles) spaces and highways services no have no objection (dated 16.05.25) the proposed parking arrangements for the proposed use as 9 separate units is adequate and complies with the standards set out in the Parking Standards in appendix 7 of the IoM SP and would accord with TP4,7. Drainage 6.9 The comments from the MUA are helpful and their own drawings show the surface water from the property draining to the adjacent river. The updated comments note the use of existing foul and surface water drainage and the proposals are not seeking to increase this, As such the MUA (drainage) raise no concerns with the drainage merits of this proposal. CONCLUSION 7.1 The proposal would not unacceptably harm the characteristics of the existing building or the character of its surroundings. The proposed development would not result in a significant adverse impact upon the living conditions of neighbouring residents. The proposal therefore in accordance with the aforementioned polices and 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: o 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. __ 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.

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                                                 25/90230/B
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Decision Made : Permitted

Date: 20.05.2025 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.