Officer Report

Application No.: 18/00108/B Applicant: Clucas PLC Proposal: Conversion of Unit 16 into 2 units including new offices and welfare facilities, new pedestrian entrance door and new fire escape door Site Address: Unit 16 Tromode Estate Carrs Lane Tromode Douglas Isle Of Man IM4 4RG Case Officer : Mr Owen Gore Photo Taken: 15.03.2018 Site Visit: 15.03.2018 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 25.04.2018 _________________________________________________________________

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.

• C 2. Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification) units 16A and 16B, hereby approved, shall be used for general industry purposes only.

Reason: To ensure proper control of the development and to avoid any future undesirable uses being carried out on the site in accordance with General Policy 2 and Business Policy 5 of the Isle of Man Strategic Plan 2016.

Plans/Drawings/Information; This Planning permission relates to the following plans and documents: -

• Drg No. P-01 - Floor Plan and Typical Section as Existing
• Drg No. P-02 -Elevations as Existing
• Drg No. P-03 rev A - Floor Plan and Elevations as Proposed Drg No. P-05 - Site and Location Plans Date stamped as having been received 5 February 2018

_____________________________________________________________ Interested Person Status – Additional Persons None _____________________________________________________________________________ Officer’s Report THE SITE

1.1 The application site is a large industrial building at the northernmost end of the commercial business site on Carr's Lane. The commercial business site runs along the eastern bank of the River Glass and as such part of the site, including the highway, to the south is within a flood zone; however the application site itself is not. THE PROPOSAL - 2.1 The proposal is to sub-divide Unit 16 into 2 units including moving the existing offices and welfare facilities to the 'existing' unit and creating facilities to support the additional unit; a new pedestrian entrance door and a new fire escape door will also be created. PLANNING POLICY - 3.1 The application site is designated as 'Light Industrial Use' under the Onchan Local Plan 2000 map No.2. The application site is not within a Conservation Area.

3.2 General Policy 2 applies to proposals that are in accordance with the land-use zoning. Due to the nature of the zoning, Business Policy 1 and Business Policy 5 also apply. Due to the potential nature of the use Environment Policy 22 and Environment Policy 23 are also considered applicable. PLANNING HISTORY - 4.1 The previous planning applications are not considered to be specifically material in the assessment of the current application. REPRESENTATIONS - 5.1 Representation from the Department of Infrastructure (DOI) Highways Division confirms that they do not oppose in the letter dated 2 March 2018. The comments continue: -

'…there would be no extension in floorspace, therefore there should be no difference in the site parking demand as the parking standards are based on floor area for commercial use'.

5.2 Onchan District Commissioners have commented on this application and stated that they 'recommend that the application be approved for planning purposes only' in the letter dated 22 December 2017.

ASSESSMENT The principle of development

6.1 The proposal is for subdivision of the existing building and in its current use only; the land zoned for industrial use and the proposed units will remain as industrial. The new offices would be ancillary to the 'existing' unit and new facilities will be created to service the existing. The proposal will provide satisfactory amenity standards necessary services for the unit. The principle for the subdivision is acceptable, subject to the considerations below.

Character and appearance

6.2 There would be no extension in floorspace and the physical changes will only include a new pedestrian doorway and fire escape. The proposed external changes will respect the site and surroundings and will not have a significant, adverse effect on the character of the surrounding landscape or townscape.

Impact on neighbours The unit is currently used for industrial purposes and subdividing the floor space is unlikely to lead to any significant intensification of the use. There are no residential properties immediately adjacent to the site; therefore it is unlikely that it would have a significant adverse effect to the amenity of local residents.

Parking and highway safety The on-site parking provision is adequate and complies with the standards set out in the Parking Standards.

CONCLUSION

7.1 The proposal would not unacceptably harm the characteristics of the existing building or the character of its surroundings. The proposed development would not result in a significant adverse impact upon the living conditions of neighbouring residents. The proposal therefore complies with General Policy 2, Business Policy 1 and Business Policy 5. INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 Article 6(4), 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
• (d) Highway Services Division of Department of Infrastructure and
• (e) The local authority in whose district the land the subject of the application is situated. 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 Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date: 26.04.2018 Determining officer

Signed : S CORLETT Sarah Corlett Senior Planning Officer

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