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Application No.: 16/01346/B Applicant: Shiremoor Limited Proposal: Part demolition of existing single storey extension and forming of new door openings. Site Address: Shiremoor Limited Warehouse (unit 1) Hills Meadow Industrial Estate Douglas Isle of Man IM1 5EA Case Officer : Mr Edmond Riley Photo Taken: 04.01.2017 Site Visit: 04.01.2017 Expected Decision Level: Officer Delegation
1.0 THE APPLICATION SITE - 1.1 The application site is a parcel of land within the Hills Meadow Industrial Estate in Douglas. The majority of the site is covered by an industrial building that has been historically extended and altered, while some areas of hardstanding for car parking comprise the remainder of the site. - 1.2 The older element of the site is of historic industrial appearance, the characteristic off-centre gabled roof pattern readily apparent. The newer element is of more modern construction and appears to be of portal-frame construction. The older part of the building has been added to and altered over time, with a flat-roofed extension particularly prominent. Within the original part of the building and exiting one of the off-centre roof apices is a robust chimney stack. - 1.3 While the building sits lower than the nearby Peel Road such that views of it are fairly limited by both topography and the presence of walls / trees along that road, it is much more visible from within the estate, which is laid out around - at least in part - adopted highway. The eastern, northern and southern elevations are apparent from within the estate, while the western elevation closely abuts another industrial unit alongside such that views of this elevation are much more limited.
2.0 THE PROPOSAL - 2.1 Full planning approval is sought for a number of changes to the building; these are, in no order:
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2.2 As originally submitted, the application drawings proposed what reflected an amendment to a planning approval issued earlier in the year (see below). However, that approval has yet to be implemented and as such amended drawings showing the correct existing and proposed elevations / floorplans were required. These were duly received and circulated amongst the interested parties. - 3.0 PLANNING HISTORY
3.2 The portal-framed element of the building was approved under PA 90/00194/B. It is not clear from the planning history when the flat-roofed extension was approved. - 4.0 THE DEVELOPMENT PLAN
4.1 The site lies within an area zoned on the Douglas Local Plan as Light Industrial.
4.2 From the Strategic Plan, General Policy 2 states: "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:
5.1 Highway Services of the DoI commented on the application on 20.12.2016 as follows: "The proposal is to demolish part of an industrial unit within an industrial estate, there will be a new vehicular access to the building. "Highway Services does not oppose this application." 6.0 ASSESSMENT
6.1 The proposal essentially comprises three distinct elements: (1) the part-removal of an existing single storey extension, (2) the complete removal of the chimney stack, and (3) door and window alterations. The last of these is considered to be fairly neutral in terms of its effect on the
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appearance of the building - and likely a positive in terms of its utility / usability - while the first is considered to be a clear positive in allowing the more historically interesting element of the building to become more readily visible.
6.2 The element that is potentially of most concern is the loss of the chimney stack. While unclear if this is an original element to the building, it does provide a characterful feature to the benefit of the building's roofscape. Its removal would, however, result in that historic roofscape becoming more visible. The building has no other chimneys and in some ways - even if it is original
7.1 The overall impact of the proposed works is concluded to be positive. The one element that might be viewed negatively is judged to be outweighed by the positive effects as outlined above; accordingly, it is concluded that the proposal complies with the relevant extracts of General Policy 2 and, accordingly, the application 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, the following persons are automatically interested persons:
Recommendation Recommended Decision: Permitted Date of Recommendation: 09.01.2017 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.
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 proposed relates to Drawing SC1468/P/10-00, date-stamped as having been received 2nd December 2016, and also to Drawings SC1468/P/10-01 rev A, SC1468/P/10-02 rev A, SC1468/P/11-01 rev A and SC1468/P/11-02 rev A, all four dated as having been received 21st December 2016.
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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: 10.01.2017 Determining officer
Signed : S CORLETT Sarah Corlett Senior Planning Officer
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