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PLANNING OFFICER REPORT AND RECOMMENDATION

Application No. : 22/01194/B Applicant : Isle Of Man Development Co Ltd Proposal : Removal of existing yard enclosure walls and erection of replacement oil tank enclosure. Rendering and painting of existing brickwork walls and existing cladding. Installation of replacement windows and doors and existing flat roof. Alterations to parking layout Site Address : Unit 36 Spring Valley Industrial Estate Douglas Isle Of Man IM2 2QS

Planning Officer: Mr Toby Cowell Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 07.12.2022 __

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 proposed development is considered to be minor in nature and such that it would result in a visual improvement to the existing building, whilst providing additional on-site parking provision and increased energy efficiency for the commercial unit. The proposals are therefore deemed compliant with relevant policies of the Development Plan, including General Policy 2 of the Strategic Plan (2016).

Plans/Drawings/Information;

This approval relates to drawings and documents referenced; 1060-02 (existing and proposed plans), 1060-02 (site location plan) and covering letter, received 05.10.22.

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Interested Person Status - Additional Persons

None. __

Officer’s Report

1.0 THE SITE 1.1 The application site comprises an existing commercial unit within the Spring Valley Trading Estate, Douglas, which forms part of a row of 3 attached units in the far eastern corner of the estate. Existing residential development within Hill Top View and the Ballaquark Estate immediately adjoin the site and wider trading estate to the east.

1.2 The existing building is finished externally in a combination of brickwork and metal cladding with roller shutter doors. An oil tank is present to the front of the unit enclosed by a brick wall, with 3 no. parking spaces in front.

2.0 THE PROPOSAL 2.1 Planning permission is sought for the following external works to the existing industrial unit and forecourt to the front:

Removal of existing yard enclosure walls around oil tank;

Construction of new oil tank enclosure and relocation of tank. Enclosure would consist of 2.25m high concrete block wall, with dimensions of 3.375m by 2.465m, and include a 0.9m wide timber door on the southern elevation for access;

Rendering and painting of existing brickwork walls;

Painting of existing cladding in grey;

Replacement of windows and doors to front elevation with grey aluminium frames;

Refurbishment of existing flat roof which would be insulated with the addition of dark grey fascia and soffit;

Alterations to parking layout including the addition of a further parking space.

3.0 PLANNING HISTORY 3.1 The application site has not been the subject of any previous planning applications that are considered specifically material to the assessment of this current planning application.

4.0 PLANNING POLICY 4.1 The site lies within an area zoned as 'industrial' in the Area Plan for the East within the defined settlement boundary of Douglas, is not within a Conservation Area or an area at risk of flooding. General Policy 2 of the Strategic Plan 2016 requires development, amongst other things, to be of a suitable design so as to respect the site and its surroundings, whilst not adversely affecting the character of the surrounding landscape or townscape.

5.0 REPRESENTATIONS 5.1 Braddan Parish Commissioners - no objection (24.19.22)

5.2 Highways Services - development would have no significant negative impact upon highway safety, network functionality and /or parking. The applicant is advised to consider the installing cycle parking and an electric vehicle charging point (21.10.22)

6.0 ASSESSMENT 6.1 The proposed works to the existing unit are largely superficial in nature and seek to modernise and improve its external appearance. No objections are raised to the external changes to the building which would clearly result in a positive visual update and finish.

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Likewise, no concerns are raised over the relocation of the oil tank to the front of the site, which would be well screened by a rendered concrete wall enclosure. The relocation of the tank appears logical given its current location immediately outside the front of the building and pedestrian entrance, but still being within a reasonable distance to the main building for access and maintenance.

6.2 Finally, no concerns have been raised by Highways with the addition of a further on-site parking space noted and welcomed.

6.3 Given the above, the proposals are considered to be acceptable from a design perspective, providing welcome visual improvements to the existing industrial unit, improved energy efficiency through installation of modern double glazed windows and doors, additional parking and the relocation of the oil tank to a more practical position within the site. The proposals are therefore in compliance with General Policy 2 of the Strategic Plan (2016).

7.0 CONCLUSION 7.1 The proposed development is considered to be minor in nature and such that it would result in a visual improvement to the existing building, whilst providing additional on-site parking provision and increased energy efficiency for the commercial unit. The proposals are therefore deemed compliant with relevant policies of the Development Plan, including General Policy 2 of the Strategic Plan (2016), and recommended for approval.

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 6(4) 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: 16.12.2022

Determining officer

Signed : J SINGLETON

Jason Singleton

Principal Planner

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Customer note

This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/ customers and archive records.