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Application No.: 20/00667/B Applicant: Ellan Vannin Fules Limited Proposal: Erection of two replacement fire water storage tanks Site Address: Ellan Vannin Fules Limited Mill Road Peel Isle Of Man IM5 1TB Senior Planning Officer: Mr Jason Singleton Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 03.09.2020 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions
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 planning application is recommended for approval as it has been considered the proposed works would not harm the use and enjoyment of neighbouring properties or the wider environment and would comply with General Policy 2, Environment Policy 10, 22 and Energy Policy 1.
Plans/Drawings/Information; This approval relates to drawings referenced; 2492-001, Location Plan and technical details for Liquistore by Franklin Hodge Industries date stamped received 26 June 2020 _______________________________________________________________
None _____________________________________________________________________________
1.0 THE SITE - 1.1 The application site lies to the west of Mill Road opposite the former power station to the East. And to the west of the site is the River Neb. The site is currently used for the water storage tanks to be used in the event of a fire which are 7m high and 7m wide in a cylindrical shape. The site is bounded by a reinforced masonry wall approx. 2.0m high, effectively creating a bunded perimeter wall. - 1.2 The area was also previously used for fuel oil storage tanks which served the defunct power station. - 1.3 To the south of the application site are the dwellinghouses of Close Chiarn.
2.0 THE PROPOSAL - 2.1 Proposed is the erection of two larger fire water tanks. and after these have been commissioned the removal of the existing fire water tanks. The proposed tank would be approx. 9.0m high and 9.0m wide in a cylindrical shape made from pre formed galvanised steel sections and bolted together on site and affixed to the existing floor.
3.1 In terms of local plan policy, the application site is within an area designated as Predominantly Industrial under the Peel Local Plan 1989. - 3.2 Within the adopted Isle of Man Strategic Plan 2016, the following policies are considered to be relevant in the determination of this application: - 3.3 General Policy 2 (GP2) (in part) 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:
3.4 Environment Policy 10 Where development is proposed on any site where in the opinion of the Department of Local Government and the Environment there is a potential risk of flooding, a flood risk assessment and details of proposed mitigation measures must accompany any application for planning permission. The requirements for a flood risk assessment are set out in Appendix 4. - 3.5 Environment Policy 22 Development will not be permitted where it would unacceptably harm the environment and/or the amenity of nearby properties in terms of:
3.5 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. - 4.0 PLANNING HISTORY
4.1 The application site has not been the subject of any previous planning applications that are considered specifically material to the assessment of this current planning application. - 5.0 REPRESENTATIONS
5.1 Peel Town Commissioners were consulted on (13/07/20) and at the time of writing, no comments had been received.
5.2 Highways Services have commented (22/07/20) with no objection. - 5.3 DEFA Inland Fisheries have sought further information as the proposed works are within 9m of a water course to which the applicant has supplied confirming there are no works in or to the river but solely within the bunded area.
6.1 The proposal would be read in accordance with the land use designation and as the proposed tanks are sited within the same "bunded" and are to be a replacement to the existing. The level scale and form would be appropriate for the area of and considered an acceptable method of development in accordance with General Policy 2 and Energy Policy 1.
6.2 As the site is bounded by a reinforced masonry wall and is "bunded" / sealed from allowing any liquids from leaving or inadvertatly entering the site, whilst the surrounding area around the site is identified at risk of flooding from the River Neb. The application site is not identified as at risk of flooding given its inherent design as a former fuel store. In this instance a floor risk assessment is not required as noted in Environment Policy 10. - 6.3 Turning to whether the proposal would harm the environment and/or the amenity of nearby properties. The location of the two tanks are located further north away from the dwelling houses and the removal of the existing would lessen any visual impact on them. The proposed use for the tanks is to hold water that will allow "the terminal to continue to operate safely after the current fire water supply becomes unavailable due to the planned infrastructure development". Given the proposed use and confirmation from the Inland River Authority, it is deemed the proposed would not have any adverse impact that would be contrary to Environmental Policy 22.
7.1 This planning application is recommended for approval as it has been considered the proposed works would not harm the use and enjoyment of neighbouring properties or the wider environment and would comply with General Policy 2, Environment Policy 10, 22 and Energy Policy 1. - 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:
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 : 04.09.2020 Determining officer
Signed : S BUTLER Stephen Butler Head of Development Management
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