DEC Officer Report

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No.: 23/01291/B Applicant: Armoury Properties Ltd Proposal: Replace the roof finish Site Address: Wool Control Peel Road Douglas Isle Of Man IM1 4LX Planning Officer: Mr Peiran Shen Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 12.03.2024

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. The roof replacement sheeting hereby approved (Steadmans AS35 Composite Roof Panel System or similar) shall be coloured/finished in a Merlin Grey colour as shown on drawing 02 and retained thereafter. 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. The replacement roof sheeting has no negative impact on the design of the building nor the character of the area.

Plans/Drawings/Information; This approval relates to the documents, location plan, site plan, and drawing no 01 Rev A, 02, historic photos and statement which have been received on 14th December 2023.

Interested Person Status

Additional Persons It is recommended that the owners/occupiers of the following properties should not be given Interested Person Status as they are not considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 4(2):

Ellan Vannin Fuels Limited, Sovereign House, Station Road, St Johns as they do not refer to the relevant issues in accordance with paragraph 2C of the Policy. _____________________________________________________________________________

Officer’s Report

1.0 THE SITE - 1.1 The site is the Old Wool Exchange, Peel Road, Douglas.

2.0 THE PROPOSAL - 2.1 The proposed is replacing the roof with grey composite roof sheeting.

- 3.0 PLANNING HISTORY

3.1 Additional use of site as retail showroom was APPROVED under PA 23/01291/B. - 4.0 PLANNING POLICY Site Specific

4.1 The site is within an area designated as Mixed Use (St George's) in the Area Plan for the East.

Strategic Policy

4.2 The Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application: o General Policy 2 (b) (c) (g) PPS and NPD - 4.3 There is no planning policy statement or national policy directive considered materially relevant to this application.

5.0 OTHER MATERIAL CONSIDERATIONS Strategy and Guidance

5.1 There is no strategy or guidance considered materially relevant to this application. - 6.0 REPRESENTATIONS

6.1 Douglas Borough Council does not object to this application (04.01.2024).

6.2 DoI Highway Services states there is no highway interest in this application (22.12.2023). - 6.3 Owners/Occupiers of Brown Bobby filling station wrote in objection to this application (22.12.2023). The comment states that the red line boundary of the application does not match that of the land registry and the construction process might affect access to business as well as its operation.

7.0 ASSESSMENT Point of Clarification

7.1 The red line boundary of a planning application only shows the area immediately affect by a proposed development. It does not affect or represent ownership.

7.2 Disturbance created by construction of a proposed development is not a material planning consideration and as such it will not have an impact on the assessment of an application. Elements of Assessment - 7.3 The key considerations in the determination of this application is its impact on the design of the building itself and character and streetscene of the area.

7.4 The proposed roof sheeting while seem more contemporary, will not affect the already and original industrial appearance of the building. Therefore, the new roof sheeting is considered to have a neutral impact on the design of the building. - 7.5 The proposed roof sheeting is visible by the public. However, there is a mix of architecture styles around the area, some of which are already having a practical feature. Therefore, it is considered that the new roof sheeting has no impact on the character of the area. - 7.6 The safe removal of asbestos is regulated by Health and Safety at Work Inspectorate and therefore is not a material planning consideration.

- 8.0 CONCLUSION

8.1 The replacement roof sheeting has no negative impact on the design of the building nor the character of the area. The proposal is considered to comply with General Policy 2 of the Strategic Plan. Therefore, it is recommended for an approval. - 9.0 INTEREST PERSON STATUS

9.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:

• (a) the applicant (including an agent acting on their behalf);
• (b) any Government Department that has made written representations that the Department considers material;
• (c) the Highways Division of the Department of Infrastructure;
• (d) Manx National Heritage where it has made written representations that the Department considers material;
• (e) Manx Utilities where it has made written representations that the Department considers material;
• (f) the local authority in whose district the land which the subject of the application is situated; and
• (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material. 9.2 The decision-maker must determine:

• o whether any other comments from Government Departments (other than the Department
• of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed above who should be given Interested Person Status.

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.

Decision Made : Permitted Date: 15.03.2024 Determining officer

Signed : C BALMER Chris Balmer Principal Planner

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