**Document:** DEC Officer Report **Application:** 23/01504/B — Creation of a covered loading/unloading and marshalling area **Decision:** Permitted **Decision Date:** 2024-05-02 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/31929-union-mills-land-between-units/documents/1056389 --- # DEC Officer Report ## PLANNING OFFICER REPORT AND RECOMMENDATION **Application No.:** 23/01504/B **Applicant:** A&D Properties **Proposal:** Creation of a covered loading/unloading and marshalling area **Site Address:** Land Between Units 17 And 18A Snugborough Trading Estate Union Mills IM4 4LH **Planning Officer:** Paul Visigah **Site Visit:** 28.03.2024 **Recommended Decision:** Permitted **Date of Recommendation:** 30.04.2024 ## 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 works are considered to have an acceptable visual and amenity impact on the existing site and surrounding neighbouring properties. The proposed works are also not considered to have any adverse impact on the overall character and quality of the immediate vicinity, parking and highway safety, and would facilitate the efficient use of the site, as such complies with Transport Policy 7, General policy 2, and Strategic Policy 1 of the Strategic Plan. Plans/Drawings/Information; This approval relates to the following submitted documents and drawings: - o Planning Letter; and - o Drawing No. P03; Received on 4 January 2024; and - o Agents Cover Letter; - o Drawing Nos. P01 Rev A and P02 Rev B Received 21 March 2024. ## Interested Person Status Additional Persons None _____________________________________________________________________________ ## Officer’s Report 1.0 THE SITE - 1.1 The application site is the land which sits between Units 17 and 18A, Snugborough Trading Estate, Union Mills. The units which are situated on the eastern side of the site entrance are completely screened from Peel Road to the south by the mature landscaping which runs along the entire southern and western boundary of the units. - 1.2 The units are single storey with a shallow pitched roof and the front elevation of the units directly overlooks the parking areas situated directly opposite and separated by the driveway which serves these unit and the neighbouring unit. Unit 18 has front facing gable, while Units 17 has its gable to the side, with Unit 18 also set taller than Unit 17. This land area is partly enclosed by walls which project from the side of both units. 2.0 THE PROPOSAL - 2.1 Planning approval is sought for Creation of a covered loading/unloading and marshalling area. This canopy will be 13.2m long, 10m wide and about 6.4m high to the highest point of the mono-pitch roof (4m to the eaves), forming an extension to the units. The height will keep the proposed loading area about 700mm taller than unit 17, and about 100mm taller than the roof ridge for unit 17 to which it would also be attached. This canopy will be clad in profiled metal sheeting coloured brown to match the appearance of the existing building. The rear (south elevation) would be completely enclosed with the only opening being a pedestrian door which would serve as a fire exit, while the front (north) elevation would be open. - 2.2. No trees or mature shrubs would be removed to facilitate the development and any drainage would be channelled into the existing surface water system. - 2.3 The applicants note that the current unloading/loading of vehicles takes place in the open, which, in inclement weather, can cause damage to the goods being moved. They also note that the proposal will be used by both units (18A and 17). Normal hours of operation 8am to 5.30pm. There will be no additional staff engaged as a result of the proposal. ### 3.0 PLANNING POLICY - 3.1 Site Specific - 3.1.1 The application site is in an area zoned as Industrial under the Area Plan for the East (Map 8 Union Mills / Strang) and the site is not within a Conservation Area. The site is not prone to flood risks and there are no Registered trees on the site. ### 3.2 National: STRATEGIC PLAN (2016) - 3.2.1 The following parts of the Strategic Plan are considered relevant: - a. General Policy 2 - 'Development Control' considerations. - b. Strategic Policy 1 - Efficient use of land and resources. - c. Strategic Policy 3 - Development to safeguard character of existing towns and villages. - d. Strategic Policy 5 - Design and visual impact. - e. Environment Policy 42 - character and need to adhere to local distinctiveness. - f. Transport Policy 7 and Appendix A.7.6 - Parking Provisions - g. Community Policy 7 - Designing out criminal and anti-social behaviour - h. Community Policy 10 - Proper access for firefighting appliances - i. Community Policy 11 - Prevention for the outbreak and spread of fire. ## - 4.0 PLANNING HISTORY 4.1 The site has not been the subject of any planning application, although the adjoining units have been the subject of planning applications which are considered relevant to the current application. - 4.2 Approval was granted in February 2022 for Creation of an entrance canopy and resurfacing of car parking and marking out car parking spaces at Unit 16A. - 4.3 Unit 17 has benefitted from planning approval under PA 08/00086/B for Alterations and erection of an extension to front elevation. This was approved in March 2008. - 4.4 PA 07/01934/B for External alterations to unit was approved for Unit 18 A in December 2007. - 4.5 Unit 16 has benefitted from planning approval under PA 04/01167/B which enabled the conversion of the existing building to a furniture showroom with associated offices including the installation of new doors in place of the existing roller shutter door. This was approved in June 2004. - 4.6 PA 98/02052/B for Change of use of part warehouse for the manufacture of ice cream, Unit 17 was approved in March 1999. 5.0 REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only. - 5.1 DoI Highways find the proposal to have no significant negative impact upon highway safety, network functionality and/or parking (12 January 2024/3 April 2024). - 5.2 Braddan Commissioners have no objection to the application (24 January 2024/9 April 2024). - 5.3 No comments have been received from neighbours. 6.0 ASSESSMENT - 6.1 The fundamental issues to consider in the assessment of this planning application are; - a. Principle of the proposed facility (GP 2 & STP1); and - b. The impact on the visual amenity of the site and area (GP2, STP 5, STP3 & EP 42). 6.2 There would be no changes to the parking provisions on site on site, and as such no resulting impacts on highway safety. Likewise, no new confined spaces with easy access to those outside the site would be created, which would serve as easy hideouts for criminal activity or antisocial behaviour. As well, the scheme would not impede easy access to fire apparatus to the rear of the property, with the access to the rear facilitated by the new fire door. Furthermore, the use of the covered area is unlikely to result in noise nuisance of unacceptable levels which would be considered likely to be of detriment to neighbouring properties, given that the area already serves as a loading area. Given the above, it is considered that these elements of the scheme aligns with the requirements of Transport Policy 7, General Policy 2, and Community Policies 7, 10, and 11. 6.3 Principle of proposed development - 6.3.1 The proposed use of the new covered area readily falls into the established use of the site for commercial purposes (retail use) and serves to enhance the functionality of the loading area; besides being a complimentary extension. Also, it should be noted that there will be no increase in staff as a result of the new development. - 6.3.2 It was clearly noted during the site visit that the primary loading and unloading area is undertaken externally and on the hardstanding above which the canopy is proposed. The - proposal is likely to enhance the loading bay as it will facilitate its continuous operation during wet days, as well as within the winter months; by partly enclosing the loading bay area. - 6.3.3 Therefore, it is considered that the proposed development would not be contrary to General Policy 2 (b) & (c) with regard to the approved use of the site, and would ensure that the use of the site is optimized in line with Strategic Policy 1. - 6.4 Visual Impacts - 6.4.1 With regard to impacts on the existing units, it is considered that the proposed canopy would fit well with the design and proportions of the roof and buildings generally. Additionally, the structure is detailed as remaining open, with only cladding being applied to the south elevation, thus diminishing any dominating impact from the proposal on the adjoining buildings, given its overall appearance as a connecting structure. - 6.4.2 Whilst it is noted that the roof would be set higher than the main units to which it is to support, Unit 18A already sits taller than Unit 17, with Unit 18A also having an alternative roofing style. Besides, the canopy would sit at a position on site where it would not be apparent when using the estate road, or when viewed from Peel Road due to the nature of the site boundary, ground level of the unit relative to adjoining Peel Road, and the orientation of the adjoining buildings. Thus, it is not considered that the raised height of the roof would be sufficient to warrant refusal of the scheme. - 6.4.2 In terms of visual impacts on the surrounding area, the proposed canopy is located within the partly enclosed part of the site and not readily visible from public perspective (as has already been noted). Given its location within an established industrial area where such structures are commonly found, it is not expected to have any adverse visual impacts on the appearance of the area. - 7.0 CONCLUSION 7.1 For the above reasons, it is concluded that the proposals would be an appropriate form of development that does not harm the use and enjoyment of neighbouring properties and has been designed to comply with aforementioned planning policies 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 I can confirm that this decision has been made by the Acting Head of Development Management 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 : 01.05.2024 Determining officer Signed : A MORGAN Abigail Morgan Acting Head of Development Management 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/31929-union-mills-land-between-units/documents/1056389*