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                                      20/01471/B                                     Page  1  of  4

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 20/01471/B Applicant : Black (Isle Of Man) Limited Proposal : Installation of cladding and external lighting Site Address : B C S House Peel Road Braddan Douglas Isle Of Man IM4 4LE

Planning Officer: Mr Paul Visigah Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 16.03.2021 __

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.

This application has been recommended for approval for the following reason. The development accords with General Policy 2 (b, c, & g) and Environment Policy 22 of the Isle of Man Strategic Plan 2016.

Plans/Drawings/Information; This approval relates to drawing numbers 3091-CA-001, 3091-CA-002, 100, and 301 all received 4 January 2021. __

Interested Person Status - Additional Persons

It is recommended that the following Government Departments should be given Interested Person Status on the basis that they have made written submissions relating to planning considerations:

Department of Infrastructure (DOI) Flood Risk Management Division __

Officer’s Report

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1.0 THE SITE 1.1 The application site is the curtilage of BCS House, situated between Braddan Church and the Snugborough Trading Estate. The site has a frontage to Main Road, Union Mills, with its existing vehicular entrance situated towards the southern end. This two storey building which is finished in painted spar dash render with contrasting colours for various sections of the elevation currently serves as an office building within the site.

1.2 The site is part of a broader site area marked in blue which is presently utilised as a builders yard with general building materials stored in the open, stacked storage containers, mobile site offices, various construction equipment and site protection fencing.

1.3 To the north east of the site is the River Dhoo with a band of mature trees following the river on each side of the banks. The nearest residential properties are located to the south of the application site (Ballafletcher Cottage) and to the North east of the River Dhoo of; River Vale and River Walk and the public right of way No.360 / Heritage Trail.

2.0 THE PROPOSAL 2.1 Planning approval is sought for Installation of cladding and external lighting.

2.2 The works would involve: 2.2.1 Removing the existing roof coverings and replacing with 185 warm roof system, or Polyroof Protec warm roof system including all proprietary trims, drips and upstands.

2.2.2 Installation of HardiePlank VL fibre cement cladding boards on 50 x 50mm timber battens on sections of the four elevations.

2.2.3 Installation of array of down/uplighters lights over main entrance, and the installation of Down/uplighters on the cladded sections of the front (South West Elevation) and both side elevations.

3.0 PLANNING POLICY 3.1 In terms of local plan policy, the application site is within an area designated as Predominantly Industrial under the Braddan Local Plan of 1991. This site is also designated as Industrial on the AREA Plan for the East Map 8 (Strang). Part of the site is considered to have low likelihood of surface water flooding as indicated on the Isle of Man Indicative Flood Maps and the site is not within a Conservation Area.

3.2 Within the adopted Isle of Man Strategic Plan 2016, the following policies are considered to be relevant in the determination of this application:

3.3 General Policy 2 (GP2) (in part) 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:

(b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (c) does not affect adversely the character of the surrounding landscape or townscape; (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; (g) does not affect adversely the amenity of local residents or the character of the locality; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding

3.4 Environment Policy 22 (in part)

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Development will not be permitted where it would unacceptably harm the environment and/or the amenity of nearby properties in terms of:

iii) vibration, odour, noise or light pollution.

3.4.1 Paragraph 7.17.2: In addition to the above, changes in the activities associated with the current permitted use of land or a building, which in themselves do not constitute development and therefore do not require planning permission, can have an adverse impact on adjacent properties by virtue of noise, light or general disturbance. For example the addition of security lighting on a property may cause light pollution affecting adjacent properties and the wider area. The introduction of new activities into established parks and recreation areas can have an impact on neighbours. In such cases the Department would advocate the person or organisation considering the change to give careful consideration to the potential impact of such activity in terms of location, siting and design.

4.0 PLANNING HISTORY 4.1 The application site has been the subject of 7 previous planning applications none of which are considered to be particularly relevant in the determination of the current application.

5.0 REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.

5.1 Representation from the Department of Infrastructure (DOI) Highways Division confirms that they 'Do not oppose' in the letter dated 2 February 2021.

5.2 Representation from the Department of Infrastructure (DOI) Flood Risk Management Division confirms that that there is 'No Flood Risk Management interest' in the letter dated 1 March 2021.

5.3 Braddan Commissioners have indicated that they have no objection to the application in a letter dated 5 February 2021.

6.0 ASSESSMENT 6.1 The key issue to be considered with the current application 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 existing building is of no special or architectural interest warranting its protection and it is not within a Conservation Area. As well, the proposed cladding works are not a significant re-development of the site, although their installation will likely work towards improving the appearance of the building which has basic elevations; thus providing a more pleasant, attractive and updated external appearance to the overall building. Overall, it is considered the proposed cladding works will improve the appearance of the existing building and be of benefit to the visual amenities of the area as a whole.

6.3 With regard to the external lighting, it is considered that they are to promote observation, and give the building an added dimension in order to enhance its new architectural elements, in addition to enhancing the night-time use of the surrounding spaces. Moreover, lighting schemes can become an extension to the architecture, improving the quality of the view and subsequently improving the appearance of the area. Accordingly, it is important to ensure that the lighting features are not obtrusive and detract from the appearance of the building or spill over onto adjoining buildings resulting in adverse impacts. In this case, the physical lighting are well placed and would largely remain as minor additions to the elevations; thus limiting any impacts on the abutting highway or streetscene. The

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proposal is therefore considered to comply with General Policy 2 and Environment Policy 22 of the Strategic Plan.

7.0 CONCLUSION 7.1 The works will improve the appearance of the building with no adverse impact on the streetscene or adjoining highway and the application is considered to accord with General Policy 2 of the Strategic Plan and is supported.

8.0 INTERESTED PERSON STATUS 8.1 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 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.

8.2 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 in Article 4(2) 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: 18.03.2021

Determining officer

Signed : C BALMER

Chris Balmer

Principal Planner

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