**Document:** Officer Report **Application:** 16/00688/B — Replacement of existing cladding with composite cladding **Decision:** Permitted **Decision Date:** 2016-08-23 **Parish:** Rushen **Document Type:** report / officer_report **Source:** https://planningportal.im/a/21178-rushen-storage-hut-2-replacement/documents/1010506 --- # Officer Report **Application No.:** 16/00688/B **Applicant:** Department Of Infrastructure Estate Shared Services **Proposal:** Replacement of existing cladding with composite cladding **Site Address:** Storage Hut 2 Island Seafare Ltd The Quay Port St. Mary Isle Of Man IM9 5ED Case Officer : Miss Lucy Kinrade **Photo Taken:** 03.08.2016 **Site Visit:** 03.08.2016 **Expected Decision Level:** Officer Delegation ## Officer’s Report 1.0 SITE - 1.1 The application site is the existing footprint of Storage Hut 2 at Island Seafare Ltd, The Quay, Port St Mary. Storage Hut 2 is designated as being a single storey unit split at the ridge line with an existing single and 2 storey unit. The unit on the southern side is that of the application site and on the northern side the adjoining unit is currently being used as a gym. The site is situated within the Conservation Area of Port St Mary and within a harbour area of similar industrial units between the inner and outer piers of Port St Mary. - 1.2 The local area is populated mostly by boats and those who are interested in them. There are two large areas of hard-standing either side of the unit for the dry dock of boats. - 1.3 The application site is located harbour side of Lime Street, a row of terrace houses that back on to Storage Hut 2. The properties of Lime Street vary in size with the majority being 2 or 3 storeys, with those of the northern end of the Street having rear views towards the Storage Hut. 2.0 PROPOSAL - 2.1 The current planning application for Storage Hut 2 seeks approval for the removal of the existing cement asbestos cladding and to replace it with a new cladding system. - 2.2 The proposed will be Steadmans 40mm Composite AS35 Insulated Roof Cladding System including proposed new flashing for the verge and ridge where the new roof meets the existing building. 3.0 PLANNING HISTORY - 3.1 There have been no previous planning applications on the site. 4.0 PLANNING POLICY - 4.1 The site lies within an area designated as 'Harbour Area' on Map 7 of the Area Plan for the South 2013, and also lies within the proposed Conservation Area of Port St Mary. The following policies are applicable to this application: - 6.25.1 of The Area Plan for the South 2013 explains that the harbours in Port St Mary are in active use and that expansion and introduction of marine based industry may be permitted as long as it does not prejudice the use of the harbour areas for leisure or tourist purpose. It also states in Employment Proposal 4 that development should where possible "not adversely affect the amenity of neighbouring residents" and that "new industrial buildings must be designed and finished to a high standard so as to acknowledge the prominence and importance of the harbour-side location." Although the application site is an existing building and not new, consideration should be given to this policy when assessing the application as to future proof the local harbour area. Although only proposed for Conservation and not officially designated as a Conservation Area it is important that we still consider Environment Policy 35 which states: "Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development." General Policy 2 states: "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 watercourses; - e) does not affect adversely public views of the sea; 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. 5.0 REPRESENTATIONS - 5.1 Port St Mary Commissioners have no objection to the current planning application (14/07/2016). - 5.2 The Department of Infrastructure Highway Services have indicated that there is no highways interest in this planning application (05/08/2016). 6.0 ASSESSMENT - 6.1 The application seeks approval the replacement of the existing asbestos concrete roof with a new composite 40mm insulate roofing systems supplied by Steadmans. The most important areas for consideration in the assessment of this application are the impact of the proposed development on the character and appearance of the existing building, impact on the surrounding area and local environment and whether it would preserve or enhance the Conservation Area in which the storage hut stands. - 6.2 Replacement of the existing asbestos roof with a new insulated roof cladding systems will help provide an improved thermal efficiency of the storage hut and reduce waste energy; this complies with part (n) of GP2. - 6.3 The proposed colour of the roof is 'Ocean Blue', it is expected that this colour will tie in suitable for the area in which the storage hut stands and form a connection with the sea and the harbour area. It is not expected to cause any adverse impacts to the character of the area or to the neighbouring properties, in fact it is expected that the proposed roof shall create an enhancement - to what was previously there and may encourage others in the area to carry out similar improvement works. - 6.4 The proposed roof shall not be to dissimilar from the existing in terms of size, form and shape and will not obstruct any views of the sea or disrupt any of the nearby water courses, it complies with all aspects of GP2 and is therefore considered an acceptable replacement. ## - 7.0 RECOMMENDATION 7.1 Overall the application comply with General Policy 2 and addressed the enhancement areas of Environment Policy 35 of the Isle of Man Strategic Plan 2016, and therefore recommended for approval. - 8.0 PARTY STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons: - (a) The applicant, or if there is one, the applicant's agent; - (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested; - (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material; (e) The local authority in whose district the land the subject of the application is situated. With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order. Recommendation Recommended Decision: Permitted Date of Recommendation: 17.08.2016 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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals. This approval relates to drawing number LP-375, photograph and roofing brochure all date stamped and received on 17/6/16. I can confirm that this decision has been made by the Interim Director of Planning and Building Control in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation. Decision Made : Permitted Date : 22.08.2016 Determining officer Signed : J CHANCE Jennifer Chance Interim Director of Planning and Building Control ## 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. --- *Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).* *Canonical page: https://planningportal.im/a/21178-rushen-storage-hut-2-replacement/documents/1010506*