Officer Report

Application No.: 25/90326/B Applicant: Macs Builders Merchants Ltd Proposal: Replacement of roofing panels and wall cladding from storm damage Site Address: Macs Builders Merchants Mill Road Peel Isle Of Man IM5 1TA Planning Officer: Vanessa Porter Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 08.07.2025 _________________________________________________________________

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. No development shall commence until a schedule of materials and finishes and samples of the materials to be used in the construction of the external surfaces, including roofs, have been submitted to and approved in writing by the Department. The development shall not be carried out unless in accordance with the approved details. Reason: In the interests of the character and appearance of the site and surrounding area.

This application has been recommended for approval for the following reason.

It is concluded that the planning application accords with the provisions set out in General Policy 2 of the Isle of Man Strategic Plan 2016, as such the planning application is recommended for approval.

Plans/Drawings/Information;

This decision relates to the following plans and drawings, date stamped received on 23rd April 2025;

• o Location Plan
• o Drawing No. 1728.1
• o Kingspan Quadcore Product Data Sheet.
• o Coverworld CW32 Product Data Sheet. _________________________________________________________________

Right to Appeal None

_________________________________________________________________ Officer’s Report THE APPLICATION SITE

1.1 The application site is situated within the curtilage of "Mac's Builders Merchants," Mill Road, Peel which is an industrial building situated to the East of Mill Road within the existing Peel Industrial Area. - 1.2 The existing building is 30.6m by 7.57m with a lowest height of 4.1m and a highest height of 6.0m. The current building has render to the lower half and corrugated fibre cement wall and roof panels. - 1.3 The existing building can be seen completely from within the industrial main road, with views of part of the building being seen from Mill Road. Whilst views of the site are probably accessible from the rear of Patrick Street and when walking up Corrin's Folly it is unlikely that the building would be seen out of the context of the industrial estate it's situated within. THE PROPOSAL

2.1 The current planning application seeks approval for the replacement of the corrugated roof and side panels and the installation of additional panels to the East and West elevations. - 2.2 The information provided has the proposed roofing panels down as Kingspan Quad Core panels in a dark grey and Coverworld CW32 panels in dark grey for all the elevations. - 2.3 The proposal also states the rainwater goods are to be replaced and that the rooflights are to be moved from the ridge of the roof to six rooflights being added to the main roof each side.

PLANNING HISTORY

3.1 There is one previous application which is relevant to this assessment PA15/00067/B which was for "Alterations and conversion from workshop to retail Builder's Merchants," which was Permitted. PLANNING POLICY - 4.1 The site lies within an area zoned as Predominately Industrial on the Peel Local Plan 1989. The site is not situated within a Conservation Area but is situated within a Tidal, High Likelihood and Fluvial High Likelihood Flood Risk Area.

4.2 Given the nature of the application it is appropriate to consider General Policy 2 which 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: REPRESENTATIONS - 5.1 Highway Services were consulted on the 24th April 2025 of which no comments have been received at the time of writing this report.

5.2 Peel Town Commissioners were consulted on the 24th April 2025 of which no comments have been received at the time of writing this report. ASSESSMENT

6.1 The material planning issue which needs to be considered is whether the proposed works would have an adverse impact upon the visual amenities of the area and upon the individual building.

6.2 The proposed cladding to the side and roof elevations would make a more unbroken appearance in the structure especially on the most seen visual parts of the building, with the proposed rooflights not impacting the building nor the overall streetscene.

6.4 Overall the site is situated within a predominantly industrial area, where such cladding is commonplace, as such the proposal is unlikely to impact the building itself or the overall streetscene enough to warrant refusal. - 6.5 When looking at the proposal and whether Environment Policy 10 should be assessed due to the site being situated within a Flood Risk Zone, it's noted that the site is not creating any additional entrances or exits into the building and as such would not be making the existing situation worse. In this instance a Flood Risk Assessment is not required. - 6.6 It's noted that the agent on behalf of the applicant whilst stating which materials they are wanting to proceed with have also stated on the drawings "or comparable insulated roof panels" and "comparable corrugated panels" for the roof and side cladding, as these are open ended a condition should be attached so that if there is a change that this is checked prior to commencement.

CONCLUSION

7.1 For the above reasons the proposal is considered to comply with General Policy 2 of the Isle of Man Strategic Plan 2016 and therefore acceptable. 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.

Decision Made : Permitted Date: 08.07.2025 Determining Officer

Signed : C BALMER Chris Balmer Principal Planner

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