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Application No.: 16/01419/B Applicant: Isle of Man Development Co Ltd Proposal: Installation of additional and alteration to existing windows Site Address: Unit 5 Spring Valley Industrial Estate Braddan Isle of Man IM2 2QT Case Officer : Mr Edmond Riley Expected Decision Level: Officer Delegation
1.0 THE APPLICATION SITE - 1.1 The application site is the curtilage of Unit 5 on the Spring Valley Industrial Estate. It is within a larger building that, in all, would appear to provide four separate industrial units albeit that the building as a whole has five different addresses (3, 5, 7, 9 and 11 Spring Valley Industrial Estate). - 1.2 The unit is similar in appearance to those both the building in which it sits and also those in the nearby vicinity: a mixture of brick at the ground floor with what appears to be corrugated metal panels on the floor and gable above. The application site is unusual inasmuch as it has windows inserted within the aforementioned metalwork at the first floor.
2.0 PLANNING HISTORY - 2.1 The aforementioned windows were installed following the grant of approval to PA
3.0 THE PROPOSAL - 3.1 Full planning approval is now sought for the addition of four windows in the first floor, in replacement of the existing two: none of these would be in direct replacement of those already in place, and all are larger than the existing two windows. Also shown on the submitted drawings are replacement windows and doors within the ground floor: although these works would benefit from permitted development rights under Class 38 of the Town and Country Planning (Permitted Development) Order 2012, the fact that they have been submitted for consideration is such that they will be assessed. - 3.2 The new windows would have uPVC frames, without glazing bars and coloured brown on the first floor and white on the ground floor, while the new pair of doors would uPVC and coloured white. - 3.3 As originally submitted, four windows were proposed to be added to the first floor but in a slightly different arrangement, with one being set well apart from the other four. However, early during the consultation period the agent provided an amended plan showing the above-described arrangement, presumably owing to a change of mind on the applicant's part. The drawing was circulated, giving the parties an extra week to respond. 4.0 THE DEVELOPMENT PLAN
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4.1 The application site is in an area zoned as "Industrial Estate" identified on the Braddan Local Plan 1990. Given the nature of the proposal, it is considered appropriate to assess the application against General Policy 2 of the Strategic Plan. - 5.0 REPRESENTATIONS
5.1 Highway Services stated the proposal had no highway implications on 13.01.2017, while Braddan Commissioners offered no objection in comments received 20.01.2017. - 6.0 ASSESSMENT
6.1 There are already windows in place within the building, and the addition of further openings will not harmfully affect its appearance. The other units may not have windows in their gable walls, but they do have signage that serves to illustrate the value in breaking up the façade in some manner. While the window arrangement is not symmetrical, this is not considered to be fatal to the application given the somewhat utilitarian nature of the building in question.
6.2 The existing windows within the first floor are white and those proposed brown: this is considered to be a positive inasmuch as the brown colour will be less visually dominating. However, neither is considered especially objectionable given the point made above. - 6.3 Similarly, the new windows and doors at the ground floor will bring welcome revitalisation to the unit's appearance. - 6.4 The new windows will not affect privacy or outlook of neighbouring business premises.
7.1 It is concluded that the proposed works would have an acceptable effect on the appearance of the unit and building as a whole, and accordingly the application is recommended for approval as it is considered to comply with General Policy 2 of the Strategic Plan. - 8.0 INTERESTED PERSON STATUS
8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:
Recommendation Recommended Decision: Permitted Date of Recommendation: 07.02.2017 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. 16/01419/B Page 2 of 4
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.
The development hereby approved relates to Drawing 887/001 Rev A, date-stamped as having been received 12th January 2017.
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: 10.02.2017 Determining officer
Signed : C BALMER Chris Balmer Senior Planning Officer
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