Officer Report

Application No.: 18/00854/B Applicant: ZipAddress Ltd Proposal: Installation of three windows (retrospective) Site Address: Mountain View Innovation Centre Jurby Road Ramsey Isle of Man IM7 2DZ Principal Planner: Mr Chris Balmer Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 10.09.2018 _________________________________________________________________

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

Plans/Drawings/Information:

This approval relates to the submitted documents and drawings reference numbers 1, 2 and 3 all received on 10th August 2018. _______________________________________________________________ Interested Person Status – Additional Persons None _____________________________________________________________________________

Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The site is an area of just over 11 acres situated between the A13 Jurby Road and the Sulby River. Access to the site is from the Jurby Road via a lane 260m long, from the A13 to the west of a property called Baldromma and curving round to the east close to another property, Baldromma Farm Bungalow which has been part of the film studio application site in previous applications but in this case is shown as having been sold in one of the accompanying drawings and is believed to be owned by person/s separate from the application site. - 1.2 The site accommodates four buildings, all large scale structures, the first is the office/film workshop which is at the northern end of the site which is 31m by 21m and is two storey, the ground floor is mainly open with small offices around the outer part: the first floor is all open plan offices. This provides a total of 1300 sq m of floor area. To the south of this is

• the second building which is attached to the main film studio which is further south. This building is 24m by 28m (672 sq m) and single storey but contains a variety of inner buildings and rooms, a sub-station and changing room/canteen unit. The third and main film studio has a footprint of 25m by 43m (1075 sq m). There are areas of hard standing around the buildings which are used for parking. There is also a small detached building alongside the bungalow which provides a further 59 sq m of floor area.
• 1.3 The buildings, mainly the principal film studio building, are visible from the southern side of the Sulby River, distant views being from the Lezayre Road and from the northern end of the Garey Road which links Churchtown with the Jurby Road.

2.0 THE PROPOSAL - 2.1 The application seeks planning approval for the installation of three windows (retrospective) into the northern gable elevation of one if the existing buildings within the centre of the site, and which was recently granted approval to be used as a children's nursery.

3.0 PLANNING HISTORY - 3.1 There have been a number of previous planning applications on this site, however, none are considered relevant in the assessment and determination of this application.

4.0 PLANNING POLICY - 4.1 The site is not designated for under the Isle of Man Development Plan Order 1982. The site is neither within a Conservation Area nor within an Area of High Landscape Value and Scenic Significance. - 4.2 General Policy 2 provides for a presumption in favour of development which is in accordance with the land-use zoning (albeit this site isn't, its planning history and the nature of the proposal are such that it is considered this policy is most relevant) subject to various criteria including 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; (g) does not affect adversely the amenity of local residents or the character of the locality; and (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space.

5.0 REPRESENTATIONS - 5.1 Highway Services comment there are no highway implications (07/09/2018). - 5.2 Lezaye Parish Commissioners unanimously approved the application (07/09/2018).

6.0 ASSESSMENT - 6.1 The key issue when determining this application is potential impact upon neighbouring amenities, namely through overlooking. - 6.2 The only residential property which is considered to be potentially affected is the adjacent dwelling Baldromma Farm Bungalow, which is to the northwest of the windows in question. It is noted the boundaries of this property comprise timber fence line and rendered walling. It appears they share an access with the overall site. Further given the distance orientation and position from this property, it is not considered there would be any significant impacts to warrant a refusal on this ground.

7.0 CONCLUSION - 7.1 It is concluded that the planning application is in accordance with aforementioned policies of the Isle of Man Strategic Plan 2016 and is recommended for approval.

8.0 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 Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date: 12.09.2018 Determining officer

Signed : S CORLETT Sarah Corlett Principal Planner

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