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21/00259/B Page 1 of 5
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 21/00259/B Applicant : Department Of Infrastructure Proposal : Variation of condition 4 to PA 20/00323/B to alter the colour of materials to roof, walls and doors Site Address : Part Field 524881 And Land Adjacent Industrial Estate Ballafletcher Road Cronkbourne Douglas Isle Of Man
Head of Development Management: Mr S Butler Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 14.05.2021 __
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. Prior to the development hereby approved being completed and brought into use, a Stage 2 Road Safety Audit shall be submitted to and approved in writing by the Department. The development shall take place in accordance with the approved details and be retained as such thereafter.
Reason: in the interests of highway safety.
C 3. The development hereby approved shall not be brought into use until the vehicle manoeuvring, parking and pedestrian areas have been laid out in accordance with the drawings number 19/2766/06D (Proposed Site Plan submitted under 20/00323/B - date stamped as having been received 02.06.20) and those areas shall be retained as such thereafter.
Reason: in the interests of the safety of users of the site.
C 4. The finishes and colours of the building hereby approved shall be in accordance with the detail shown on drawing number 19/2766/05E (Proposed Elevations and Section) date stamped as having been received 30.03.21.
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Reason: To ensure the building is built in accordance with the approved details in the interests of visual amenity.
C 5. Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012, or any order which amends or supersedes it, no gates, walls or fencing may be erected on the site other than in the locations and in accordance with the details as shown on drawings number 19/2766/06D submitted with 20/00323/B (Proposed Site Plan - date stamped as having been received 02.06.20) and 19/2766/05D (Proposed Elevations and Section - date stamped as having been received 16.03.20).
Reason: To ensure the fencing built only as set out with the approved details in the interests of visual amenity and highway safety.
C 6. Prior to the development hereby approved being completed and brought into use, a detailed landscaping scheme (including tree planting specification) shall be submitted to and agreed in writing by the Department. The tree planting specification shall adhere to the recommendations of BS8545:2014 (Trees: from nursery to independence in the landscape - recommendations) and in all cases shall include details of all trees to be planted, including
a) their quantity, location (or density), species and size at date of planting; b) the approximate date when they are to be planted; and c) how they will be maintained until successfully established.
The tree planting shall take place as agreed and any trees which, within a period of 5 years from their first planting, are removed, or, in the opinion of the Department, become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species, unless the Department gives written consent to any variation.
Reason: because limited detail is shown on the landscaping plan (drawing number 19/2766/12 submitted under 20/00323/B) and to ensure an appropriate standard of visual amenity in the local area and that the development is appropriately landscaped to sit comfortably and acceptably in its location.
C 7. No importation to the site of inert materials or soils for infilling or landforming shall take place until a scheme for assuring the physical and chemical suitability (including freedom from potential land contaminants) of all soils and materials to be imported has been submitted to the Department and such a scheme has been approved by the Department. The scheme as approved in accordance with the condition shall be adhered to with respect to all inert material and soil importation associated with the development hereby approved.
Reason: to ensure that only suitable fill material is imported onto the site, to avoid the risk contamination.
C 8. The crashed vehicle compound and forensic inspection area shall be of impermeable construction with an oil interceptor installed to prevent any oils escaping from the site and entering the surface water drainage system.
Reason: To prevent pollution.
C 9. There shall be no external storage on the site of damaged vehicles other than within the crashed vehicle compound as shown on drawing number 19/2766/06D(Site Plan) - date stamped as having been received 02.06.20 submitted with 20/00323/B.
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Reason: to ensure that the site is maintained and used in an appropriate manner, given its prominent location as a gateway into Douglas/adjacent to playing fields and in the interests of visual amenity.
C 10. There shall be no office use within the site other than as shown on drawings numbered 19/2766/03C (Ground Floor Plan) and 19/2766/04D (First Floor Plan) - both date stamped as having been received 16.03.20 as submitted with 20/00323/B, and no office use shall occur other than that which is ancillary to the use of the site as a site for vehicle and driver testing.
Reason: to prevent the use of the site for general office use, which would be contrary to the policies of the Strategic Plan which direct offices to town centres other than in given circumstances.
C 11. The development hereby approved shall not be occupied unless it has been carried out in complete accordance with the approved finished floor and ground levels as shown on the approved plans under 20/00323/B.
Reason: In the interests of the character and appearance of the 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 Strategic Plan. As this application seeks a variation of the original approval, the same conditions as originally applied modifying C4 are recommended.
Plans/Drawings/Information; This decision relates to the Kingspan XL Forte colour chart, drawings 19/2766/01, 19/2766/5E and 19/2766/06D all received on 11th March, 2021. __
Interested Person Status - Additional Persons
DoI's Flood Risk Management Division is a Government Department which has raised material considerations and as such should be afforded Interested Person Status in this case. __
Officer’s Report
1.0 THE APPLICATION SITE 1.1 The application site lies to the north of Ballafletcher Road. To the north and west of the site are sports pitches and associated facilities and to the east is an existing industrial estate. The application site is presently vacant and could be described as scrub land. The boundary to the Ballafletcher Road consists of a Manx hedge with a number of trees. The land generally falls in level from the north west to the south east.
1.2 The land forms the end of the existing Ballafletcher Estate Road and tapers towards the sports pitches. Access is presently from the Estate Road. There is a field gate onto the Ballafletcher Road.
2.0 THE PROPOSAL 2.1 Planning approval was granted to the erection of a new vehicle test centre and associated facilities under 20/00323/B. This current application seeks permission to vary condition 4 to change the external finishes as follows:
Roof - was Merlin Grey now proposed to be Goosewing Grey which is lighter Walls - approved to be "denim" now a range from Gull Grey to Anthractie Grey
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Sectional roller shutter doors were to be "denim" and are now to be Goosewing Grey.
2.2 All other finishes and external elements will remain as approved.
2.3 These changes relate largely to difficulties in obtaining materials.
3.0 PLANNING HISTORY 3.1 The most relevant recent application on the site is as referred to in 2.1 above. Condition 4 of that approval stated the following:
Reason: To ensure the building is built in accordance with the approved details in the interests of visual amenity.
4.0 PLANNING POLICY 4.1 The site now lies within an area designated on the Area Plan for the East which was adopted following the approval granted to the approval as a whole, as Industrial. Whilst there are many policies which applied to the development as a whole, this application relates only to the change in materials and as such the policies which are relevant to this are General Policy 2 as the development has been approved and is in accordance with the land use designation now applied to the site. Employment Proposal 1 of the APE restricts the development of industrial land, specifically referring to this site, amongst others, to manufacturing, warehousing and distribution, office and retail (subject to compliance with other SP policies). Whilst the approved use of the sites under 20/00323/B does not fall within any of these, the use of the site is not subject to debate as approval has already been granted.
5.0 REPRESENTATIONS 5.1 Highway Services comment there is no highway interest in the application (02.04.21).
5.2 DoI Flood Risk Management Division recommend that there is no flood risk interest in this application (15.04.21).
5.3 Braddan Parish Commissioners have no objection to the application (12.04.21).
6.0 ASSESSMENT 6.1 The proposed colours are lighter than those approved which will result in a slightly greater impact but given the scale of the development and the change involved, it is not considered that this is significant or objectionable in this case and the development will continue to have an acceptable impact on the character and appearance of the area in accordance with GP2 b, c and g.
7.0 CONCLUSION 7.1 Overall it is concluded that the planning application accords with the provisions set out in General Policy 2 of the Strategic Plan. As this application seeks a variation of the original approval, the same conditions as originally applied modifying C4 are recommended.
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;
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(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: 18.05.2021
Determining officer
Signed : C BALMER
Chris Balmer
Principal Planner
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