DEC Officer Report

Application No.: 20/00429/B Applicant: Manx Utilities Authority Proposal: Erection of a detached substation Site Address: Land East Of School Hill Avenue Castletown Isle Of Man Principal Planner: Miss S E Corlett Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 01.06.2020 _________________________________________________________________

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.

• C 2. Prior to the commencement of works on the construction of the sub station, a revised planting scheme for the area to the north east of the proposed sub station, within the defined site, must be approved by the Department in writing and the development undertaken in accordance with these approved details. The planting should comprise large shrubs rather than the trees approved in the layout of 19/00961/B.

Reason: the available area for planting has been reduced and shrubs rather than trees would be more appropriate.

This application has been recommended for approval for the following reason. The development is considered to accord with General Policy 2 and Energy Policy 1 of the Strategic Plan.

Plans/Drawings/Information; This approval relates to drawing 01 received on 23rd April, 2020. _______________________________________________________________

Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report THE SITE

1.1 The site is a small portion of an overall site that recently had planning approval for residential re-development (19/00961/B). The site in this current application sits close to the entrance which sits just south of the junction of Alexandra Road (the by-pass), Malew Road and Malew Street. - 1.2 Immediately alongside the site to the south west is an approved residential unit. - 1.3 The development has not yet been commenced. THE PROPOSAL

2.1 Proposed is the erection of a sub station. This will have a footprint of 5.5m by 5m and the building will have a monopitch roof whose eaves levels are 2.65m and 6m above ground level respectively. The walling will be a combination of white silicon render and grey horizontal Cedral cladding with a slate like concrete tiled roof. - 2.2 Alongside, there is to be a 1.2m high stone wall following the outer edge of the grassed area. - 2.3 The three trees shown to be planted in the vicinity of the proposed building, on 19/00961/B have been reduced to two trees which are to be planted between the road, the proposed building and the grandstand. - 2.4 The applicant considered designing a dual pitched building but this appeared too squat next to the larger, more steeply pitched residential building alongside and they felt that the sloped roof would rise up towards the taller building and result in a more pleasant appearance. They also explain that the wall is not necessary but was anticipated to create a more pleasing entrance to the estate. - 2.5 The position slightly forward of the residential unit is in order to provide sufficient distance from the grandstand to the rear.

PLANNING POLICY

3.1 The site is designated as residential on the Area Plan for the South (2013).

3.2 The only Strategic Plan policy which specifically deals with electricity supplies and which could be relevant is the following:

Energy Policy 1: Proposals for the provision of energy supply facilities or development arising as incidental to such facilities will be expected to comply with all other policies of this Plan to ensure that any effect on the environment is minimised whilst ensuring that the community's needs for energy are satisfied.

3.3 As the development is to facilitate the residential development and considering the land use designation, General Policy 2 is also considered relevant as follows:

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; (g) does not affect adversely the amenity of local residents or the character of the locality; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan and (m) takes account of community and personal safety and security in the design of buildings and the spaces around them.

PLANNING HISTORY

4.1 The most relevant previous application is that for the redevelopment of the estate which is referred to above. REPRESENTATIONS - 5.1 Highway Services have no objection (18.05.20). ASSESSMENT - 6.1 The provision of an acceptable electricity supply to the development is important. It is also important to ensure that ancillary infrastructure such as this does not compromise the character and appearance of the area. It is relevant, however, that the utilities undertaker has permitted development powers which can enable them to erect structures up to 29 cu m in capacity to facilitate the provision of their services (Class 10, Schedule 1 of the Town and Country Planning (Permitted Development) Order 2012). This is equivalent to a building 3m high, wide and tall.

6.2 The location for the substation, whilst at the entrance to the estate, is not utilising public open space that is particularly valuable for use given the location of the grandstand at certain times of the year and its uncontained proximity to a busy junction. The provision of the stone wall should help mitigate the visual impact of the building although its design is not unacceptable and clearly some thought has been given to its impact on the rest of the estate. - 6.3 The space remaining for the tree planting is now reduced and given the size of the building and its design, the planting in this area may now be better with large shrubs rather than trees and which may fare better during the construction and dismantling of the grandstand and where the more limited space for root spread will be less important. There is no opportunity for the introduction of more planting at the rear due to the need for space for the grandstand.

CONCLUSION

7.1 The proposal is considered acceptable subject to further plans being provided showing a planting scheme for large shrubs to the north east of the building within the red line area to help soften the visual impact of the proposed development. 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 the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date : 01.06.2020 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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