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21/00187/B Page 1 of 5
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 21/00187/B Applicant : Arwen Ltd Proposal : Refurbishment of existing building including cladding works, rooflights, solar panels, replacement of existing windows and doors and creation of additional access door Site Address : Castle Industries Building Ronaldsway Industrial Estate Ronaldsway Ballasalla Isle Of Man IM9 2RY
Senior Planning Officer: Mr Jason Singleton Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 22.04.2021 __
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.
C 2. Notwithstanding the provisions of the Town and Country Planning (Use Classes) Order 2019 the unit may be only used for industrial purposes (Class 2.3) or for storage or distribution (Class 2.4) of the Schedule and not for any other purpose.
Reason: The specific details of this application are to alter the external appearance which have been found acceptable, any change to its operation will require fresh assessment: the application describes the existing and proposed uses as including commercial.
This application has been recommended for approval for the following reason. The planning application would not harm the use and enjoyment of neighbouring properties and has been designed to comply with general policy 2, and Environment Policy 4 of the Isle of Man Strategic Plan 2016.
Plans/Drawings/Information; This decision relates to drawings referenced; 1000 Rev 0; 1001 Rev A 1002 Rev A
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1010 Rev 0 1011 Rev G 1012 Rev E 1101 Rev A 1111 Rev B 1201 Rev A 1211 Rev G
and the design and access statement, submitted digitally and received on 24th February 2021. __
Interested Person Status - Additional Persons
Department of Infrastructure Flood Risk Management Team should be afforded Interested Person Status as they are a Government Department which has raised material considerations. __
Officer’s Report
1.0 THE SITE 1.1 The application site defined in red is the curtilage of a large detached commercial unit referred to as Castle Industries Building on the Ronaldsway Industrial Estate, Balllasalla. The building is characterised by the use of five conjoined shallow pitched roofed units, constructed from a steel frame with the vertical elements cladded with interlocking profiled GRP sheets.
Internally the plans indicate the volume of the space is open plan with toilets, internal rooms and loading bays located to the south west corner of the building. It is in this corner where there are two floors of rooms, presumably former offices. And is reflected on the exterior elevation with windows to the north west and south west elevations across both floors.
2.0 THE PROPOSAL 2.1 Proposed is there refurbishment of existing building including; o Replacement wall cladding with Kingspan KS100 RW Trapeziod wall panels installed vertically to the majority of the elevations; o Timber effect cladding will be installed on the protruding elements of the main building to break up the massing, this cladding would be fibre cement weather board or an alternative but with a timber effect mainly to the four corner elevations; the boiler house and water tower. o The re- roofing finishes would use Kingspan KS100 RW trapezoid Roof panels, including rooflights and areas for the installation of photovoltaic roof panels to the south east roof pitch. o The replacement windows and doors are to be Upvc double glazed, including additional external access doors improved disabled access to the south west corner.
2.2 The scope of works are to facilitate future tenant needs on the business park and will have improved thermal performance with the new external cladding.
2.3 The application is accompanied with a 'Design and Access' statement which highlights; o The building hasn't been altered since construction in the 1970's and remains unchanged and now requires remedial works to modernise. o The existing oil fired heating system is to be replaced by an electric version of heating. o The external parking, access and operational areas remain unaffected by the proposals. o The chosen materials are reflective of those cladding materials already used in the business park. o States the land use and relevant planning policies. o Proposals will modernise the visual appearance of the building and help with rejuvenation of the area
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o Consideration has been given to the Airport Technology Gateway study. o Hopefully contribute to and grow employment options on the Island.
3.0 PLANNING POLICY 3.1 In terms of local plan policy, the application site is within an area recognised as being 'Business Park' use (with the No.5 for the development brief) under the Area Plan for the South Map 4.
3.2 Within the written statement the site is referred to for its land designation, surrounding uses for light industrial and employment options as noted in Employment Policy 3; "It is proposed that the Ronaldsway Industrial Estate will be designated as a Business Park. As such, it would be a suitable location for light industrial purposes, warehousing, new technology companies involved in scientific, commercial, or industrial research or development and office accommodation as the corporate headquarters of companies having multiple and diverse interests (but excluding financial/professional services to visiting members of the public). Buildings should be set in parkland which should dominate the landscape".
3.3 The site is not within a conservation area. The land or road to the north of the site is identified as being of a low level risk of surface water flooding. There are no Registered trees or buildings within the site.
3.3 The Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of this application;
3.4 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; (g) does not affect adversely the amenity of local residents or the character of the locality; n) is designed having due regard to best practice in reducing energy consumption.
3.5 Energy Policy 4 Development involving alternative sources of energy supply, including wind, water and tide power, and the use of solar panels, will be judged against the environmental objectives and policies set out in this Plan. Installations involving wind, water and tide power will require the submission of an EIA.
4.0 PLANNING HISTORY 4.1 12/01388/C - Change of use of redundant industrial warehouse to an entertainment, leisure and activities centre. Refused.
09/00013/B - Conversion from former Printing Works to Company Headquarters and licensed controlled Waste Recycling Centre. Refused.
5.0 REPRESENTATIONS 5.1 Malew Commissioners do not object (08/04/21) 5.2 DoI Flood Risk Management commented (14/04/21) with No Flood Risk Management interest. 5.3 Highways Services do not object (01/04/21).
6.0 ASSESSMENT 6.1 The fundamental issues to consider in the assessment of this planning application are the visual impact of the proposed development and on the character of the locality.
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6.2 Considering the visual impact of the proposals, the level and scale of development proposed within this planning application are considered to be relatively minor to suit a specific purpose for improving the general appearance of the property which is welcomed.
6.3 The choice of profiled materials and colours that are proposed to clad the roof and the vertical elements of the main building are acceptable and would be complementary to the character and appearance to those building in other parts of the estate. The use of timber effect cladding will help with the visual amenity to differentiate between the main building and those smaller protruding built forms that are attached to the respective elevations. This will help to visually reduce its massing and with the replacement windows and doors throughout will give a uniform appearance throughout the buildings elevations which can only help to retain the character but of a more modern design. As such this aspect of the proposal is deemed acceptable in accordance with GP2 (b); (c); (g).
6.4 The inclusion of photovoltaic panels on the south east roof pitch to produce electricity as part of the replacement heating system would not be considered to impact on the general appearance of the building and would help to reduce the overall energy consumption and demands on mains electricity supply.
6.5 These roof panels would not readily be visible from the streetscene or from the surrounding area given the height of the building and any views from ground level are likely to be at an angle. Any views would be read in the appropriate context of the property and the wider area as an industrial estate where they would not look out of character. Given the nature of the site and the building the panels being located on the roof slope at approx. 2 stories high is not expected to give concern to any potential glare that would have an adverse impact on the surrounding area or those using the building or estate. As such this aspect is deemed acceptable with GP2(n) and EP4.
7.0 CONCLUSION 7.1 For the above reasons, it is concluded that the planning application would not harm the use and enjoyment of neighbouring properties and has been designed to comply with general policy 2, and Environment Policy 4 of the Isle of Man Strategic Plan 2016.
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 above who should be given Interested Person Status __
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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: 23.04.2021
Determining officer
Signed : S CORLETT Sarah Corlett
Principal Planner
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