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24 November 2014 14/01231/B Page 1 of 3 PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 14/01231/B Applicant : A V Craine & Sons Limited Proposal : Erection of an extension to existing building to provide a covered vehicle maintenance area and creation of two additional windows to existing staff room Site Address : Cringle Quarry Ronague Castletown Isle Of Man IM9 4HJ

Case Officer : Miss S E Corlett Photo Taken :

Site Visit :

Expected Decision Level :

Officer Delegation

Officer’s Report

THE SITE 1.1 The site is the curtilage of an existing quarry which sits on the western side of the Ronague Road (A27). The quarry occupies an area of 6.4 ha and has permission for extension into a further 29 ha (see Planning History). Within the site is a building which provides office and toilet facilities and a workshop and store. This has a footprint of 9.5m by almost 23m and is 6.5m high, finished in blockwork and sheeted walling and a coloured profiled sheeted roof. This sits to the right of the access and was approved under PA 12/00005/B and modified by PA 12/00588/B.

THE PROPOSAL 2.1 Proposed is an extension to the building, adding 5.2m to the depth of the building across its whole length. The building will continue the profile of the existing roof slope in a catslide format and using the same materials as the existing. Two new windows will be inserted into the front and side of the existing building. The new accommodation will provide a covered vehicle maintenance area and the new windows will serve a first floor staff canteen within the existing building on a new mezzanine area with stairs leading to the ground floor area.

PLANNING STATUS AND POLICY 3.1 The site is identified by a dot on the Area Plan for the South adopted in 2013 and annotated as "Mineral extraction" site. The site has authorisation for mineral extraction through previous planning approvals - see below.

3.2 As such what is proposed should be considered in respect of the provisions of GP 2 which set out general standards of development where the proposed use is in line with the land use on the relevant area plan. As the site is far from other land users and particularly residences, and the extension is positioned behind the existing building and there are no works proposed to the access or car parking, very little of this policy is directly applicable to the application. Of interest is the impact on the character and appearance of the area.

PLANNING HISTORY 4.1 The site has been used as a quarry for a number of years with equipment for rock crushing and screening being approved under PAs 98/00178/B, 05/00525/B and a weighbridge under PA 02/02264/B. An extension of the quarry was approved under PA

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24 November 2014 14/01231/B Page 2 of 3 08/02090/B. Other alterations to the site include security fencing along the site frontage (PA 11/01760/B) and the use of the quarry floor for inert re-cycling (PA 12/00523/C).

REPRESENTATIONS 5.1 Department of Infrastructure Highway Services raise no objection subject to nothing being planted or erected within the visibility splay. Nothing is proposed in respect of the access in this application (14.11.14).

5.2 Arbory Parish Commissioners have no comments to make (21.11.14). ASSESSMENT 6.1 The proposed works will have little impact on the appearance of the existing building and will be sited such that the additional building will not affect the operation of the quarry. The proposed additional space is for operations associated with the authorised use of the site. As such the application is considered to be acceptable.

PARTY STATUS 7.1 The local authority is, by virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, paragraph 6 (4) (e), considered "interested persons" and as such should be afforded party status.

7.2 Department of Infrastructure Highway Services is granted interested party status under the Town and Country Planning (Development Procedure) (No 2) Order 2013 paragraph 6 (4) d.

Recommendation

Recommended Decision:

Permitted

Date of Recommendation:

24.11.2014

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal O : Notes attached to refusals

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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

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This approval relates to drawings 4430/S1, 4430/P1, 4430/L1 all received on 27th October, 2014.

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24 November 2014 14/01231/B Page 3 of 3

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer.

Decision Made : Permitted Date : 5/12/14

Determining officer (delete as appropriate)

Signed :... Chris Balmer

Senior Planning Officer

Signed :... Sarah Corlett

Senior Planning Officer

Signed : Michael Gallagher Michael Gallagher

Director of Planning and Building Control

Signed :... Jennifer Chance

Head of Development Management