Officer Report

Application No.: 25/90531/B Applicant: A&D Properties Proposal: Erection of commercial building between Units 17 and 18a Site Address: Unit 17A Snugborough Trading Estate Union Mills Isle Of Man IM4 4LG Planning Officer: Paul Visigah Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 27.08.2025 _________________________________________________________________

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. No development shall commence until a Tree Protection Plan has been submitted to and approved in writing by the Department. The plan shall detail the location and specification of protective fencing, root protection zones, construction exclusion zones (CEZ), and any necessary arboricultural supervision. The approved measures shall be implemented prior to any site clearance or construction activity and maintained in full for the duration of the development works.

Within the CEZ, nothing shall be stored, placed or disposed of above or below ground, the ground level shall not be altered, no excavations shall be made, no mixing of cement or use of other contaminating materials or substances shall take place, nor shall any fires be lit. The implemented CEZ may only be removed when the construction work has been fully completed on the site.

Any retained tree which, within five years of the approved development being occupied or completed (whichever is the later), dies, is removed, or becomes seriously damaged or diseased shall be replaced by a similar species, of a size to be first approved in writing by the Department, during the next planting season or in accordance with a programme of replacement to be agreed in writing with the Department.

Reason: To prevent unacceptable loss or damage to existing trees and vegetation, in accordance with Environment Policy 3 and General Policy 2(f) of the Strategic Plan.

• C 3. No above ground floor development shall commence until details of all external materials and finishes, including the profiled aluminium cladding and air-supported membrane roof, have been submitted to and approved in writing by the Department. The development shall be carried out in accordance with the approved details and retained as such thereafter.

Reason: To ensure the external appearance of the development is appropriate to its industrial context, in accordance with Strategic Policy 5 and General Policy 2(b).

• C 4. The building hereby approved shall be used solely for marshalling, decanting, and temporary storage purposes ancillary to the existing retail operations at Unit 18a. It shall not be used for the display or sale of goods, nor for office accommodation or any other purpose falling outside of ancillary storage and logistics functions.

Reason: To ensure the use remains consistent with the approved ancillary function and does not result in a material change of use that could generate additional impacts, in accordance with Strategic Policy 7 and General Policy 2.

This application has been recommended for approval for the following reason.

The proposed development is considered acceptable in principle and detail, having regard to the established use of the site and its operational needs. It complies with the Strategic Plan policies, including Strategic Policies 1, 3(b), and 5, and General Policy 2(b), (c), (f), (h), and (i), as well as Transport Policies 6 and 7. The proposal represents an efficient use of land, enhances the functionality of the site, and integrates appropriately into its surroundings without adverse impact on visual amenity, highway safety, or parking provision.

Plans/Drawings/Information; This approval relates to the following submitted documents and drawings:

• o Cover Letter
• o Drawing Register
• o D01 - Planning Statement
• o Dwg. P01 - Location and Site Plans
• o Dwg. Ap100 - Proposed Plans and Elevations
• o Dwg. P03 - Existing Plans and Elevations

All received on 23 May 2025. _________________________________________________________________ Right to Appeal It is recommended that the following organisations should NOT be given the Right to Appeal:

• o DOI Highways - No Objection
• o Braddan Commissioners - No Objection _________________________________________________________________

Officer’s Report

1.0 THE SITE - 1.1 The application site is the land which sits between Units 17 and 18A, Snugborough Trading Estate, Union Mills. The units which are situated on the eastern side of the site entrance are completely screened from Peel Road to the south by the mature landscaping which runs along the entire southern and western boundary of the units. - 1.2 The units are single storey with a shallow pitched roof and the front elevation of the units directly overlooks the parking areas situated directly opposite and separated by the driveway which serves these unit and the neighbouring unit. Unit 18 has front facing gable,

while Units 17 has its gable to the side, with Unit 18 also set taller than Unit 17. This land area is partly enclosed by walls which project from the side of both units.

2.0 THE PROPOSAL - 2.1 Planning approval is sought for Erection of commercial building between Units 17 and 18a. This Aluminium framed structure would measure 17.8m x 7.9m and be 6.5m tall form the ground level to the top of its roof. This building which would be set back about 8m from the front elevation of Units 17 and 18a. there would be a covered link access measuring about

• 3.3m wide and 2.9m tall to Unit 18a. The new structure would be finished externally in profiled Aluminium metal cladding in Goosewing Grey. The roof would be an air supported membrane roof in white. A 4.8m tall and 5m wide roller shutter door and a pedestrian access door to the left would be installed on the front elevation, while a pedestrian access door would be installed on the rear elevation.

2.2 Although the application describes the proposed use as "commercial," this is not a defined use class under the Town and Country Planning (Use Classes) Order. The wider site operates under an approved 'RETAIL' use, and any assessment of the proposal must be made in that context. - 2.3. The applicants have provided a Planning Statement which states the following:

• 1. The planning application concerns land between Units 17 and 18a, Snugborough Trading Estate, where the tenant, Lifestyle Furniture, has operated successfully as a local retailer for 25 years.
• 2. The business has reassessed its operational needs, prompting a revision to a previously approved planning application (PA 23/01504/B) for a semi-covered marshalling, decanting, and loading area.
• 3. The reassessment is due to an increase in deliveries using larger trailers, which can take several days to unload.
• 4. As a result, there is now a need for a fully dry, secure, and lockable marshalling area to safely unload and decant goods over multiple days.
• 5. The proposed change is essential to support the evolving operational requirements of the business.

2.4 No trees or mature shrubs would be removed to facilitate the development, and any drainage would be channelled into the existing surface water system. - 2.5 The submitted plan (Dwg. No. ap100) shows an open internal layout consistent with the stated ancillary marshalling and storage use, with no fittings or partitions indicative of retail or office accommodation. This supports the applicant's stated operational need.

3.0 PLANNING POLICY - 3.1 Site Specific

• 3.1.1 The application site is in an area zoned as Industrial under the Area Plan for the East (Map 8 Union Mills / Strang) and the site is not within a Conservation Area. The site is not prone to flood risks and there are no Registered trees on the site.

3.2 National: STRATEGIC PLAN (2016)

• 3.2.1 The following parts of the Strategic Plan are considered relevant:

• 1. General Policy 2 - 'Development Control' considerations.
• 2. Business Policy 1 - The growth of employment opportunities throughout the Island will be encouraged provided that development proposals accord with the policies of this Plan.
• 3. Strategic Policy 1 - Efficient use of land and resources.
• 4. Strategic Policy 3 - Development to safeguard character of existing towns and villages.
• 5. Strategic Policy 5 - Design and visual impact.

• 6. Strategic Policy 6 - Major employment-generating development should be located in existing centres on land zoned for such purposes and identified as such in existing Local or new Area Plans.
• 7. Strategic Policy 7 - Undeveloped land which is zoned in Local or Area Plans for industrial, office, or retail purposes will be retained and protected for such uses, except where those uses would be inappropriate or incompatible with adjoining uses.
• 8. Environment Policy 3 - Development to safeguard woodland of high amenity value
• 9. Environment Policy 42 - character and need to adhere to local distinctiveness.
• 10. Transport Policy 6 - In the design of new development and transport facilities the needs of pedestrians will be given similar weight to the needs of other road users.
• 11. Transport Policy 7 and Appendix A.7.6 - Parking Provisions
• 12. Community Policy 10 - Proper access for firefighting appliances
• 13. Community Policy 11 - Prevention for the outbreak and spread of fire.
• 14. Paragraph 9.2.4: Sites identified as suitable for Industry will generally also be suitable for the storage and distribution of goods, although, depending upon location with respect to other uses, the Department may restrict the goods stored by attaching the following condition: "The building(s) hereby approved may be used for storage and distribution. Approval does not extend to the use of the site for retail purposes or as a skip transfer station or for the storage or distribution of dangerous goods (as defined in the Road Traffic Act: Road Vehicles carrying Dangerous Goods (Maintenance and Use) Regulations 2000) or coal or items which could give rise to nuisance to adjacent land users by virtue of dust, noise or smell".

- 4.0 OTHER MATTERIAL CONSIDERATIONS

4.1 IOM Biodiversity Strategy 2015 to 2025 seeks to manage biodiversity changes to minimise loss of species and habitats, whilst seeking to maintain, restore and enhance native biodiversity, where necessary. Section 21 deals with Habitat loss actions through promoting a policy of 'no net loss' for semi-natural Manx habitats and species and to ensure that unavoidable loss is replaced or effectively compensated for. - 4.2 A Guide for Applicants: Supplementary Guidance on Economic Issues, December 2022 (DEFA)

• 4.2.1 This guide is designed to assist applicants in identifying the economic issues that are likely to be relevant during the planning process. It provides guidance on the type of information that can be submitted to support a planning application, ensuring that applicants are well-prepared to address these material considerations effectively.
• 5.0 PLANNING HISTORY

5.1 The previous application for the site under PA 23/01504/B for the creation of a covered loading/unloading and marshalling area was approved and is considered relevant to the current proposal. The approved scheme comprised a semi-covered structure with an open front elevation and enclosed rear, designed to provide weather protection during unloading operations. It was intended for shared use by Units 17 and 18a, with no additional staffing required and operations limited to normal business hours. In contrast, the current proposal seeks to erect a fully enclosed building with secure access, designed to accommodate larger delivery trailers that require multi-day unloading. The new structure includes a roller shutter door, pedestrian access, and a covered link to Unit 18a, reflecting the tenant's reassessed operational needs for a dry, secure, and lockable marshalling area.

5.2 Whilst not directly related to the application site, other applications on the immediate vicinity are considered relevant in the assessment of the current application. They include:

• 1. PA 21/01200/B for Creation of an entrance canopy and resurfacing of car parking and marking out car parking spaces at Unit 16A - Approved.

• 2. Unit 17 has benefitted from planning approval under PA 08/00086/B for Alterations and erection of an extension to front elevation. This was approved in March 2008.
• 3. PA 07/01934/B for External alterations to unit was approved for Unit 18 A in December 2007.
• 4. Unit 16 has benefitted from planning approval under PA 04/01167/B which enabled the conversion of the existing building to a furniture showroom with associated offices including the installation of new doors in place of the existing roller shutter door. This was approved in June 2004.
• 5. PA 98/02052/B for Change of use of part warehouse for the manufacture of ice cream, Unit 17 was approved in March 1999.
• 6.0 REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.

6.1 DoI Highways find the proposal to have no significant negative impact upon highway safety, network functionality and/or parking as there are suitable areas for unloading and staff parking for the intensification of the proposals (3 June 2025): - 6.2 Braddan Commissioners have no objection to the application (24 June 2025). 6.3 DEFA Forestry Comments (16 June 2025):

• 1. DEFA Forestry notes that there are no registered trees impacted by the proposed development. They state that, based on a cursory review, the construction is unlikely to have any significant effect on the retained trees located to the rear of the proposed unit.
• 2. They further confirm that they have no objection to the proposal in its current form. However, they advise that, should the application be approved, standard tree retention conditions should be applied to safeguard existing vegetation.

6.4 No comments have been received from neighbours. 7.0 ASSESSMENT 7.1 The fundamental issues to consider in the assessment of this planning application are;

• 1. The impact on the visual amenity of the site and area (GP2, STP 5, STP3 & EP 42); and
• 2. Impacts on parking and Highway safety (GP2, TP 6 and TP 7).

7.2 The principle of development was previously established under PA 23/01504/B, which approved a semi-covered loading/unloading and marshalling area. That scheme was considered to enhance the operational functionality of the site without altering its established retail use or requiring additional staffing. In reliance on that assessment, the current proposal, while more enclosed in form, remains consistent with the approved use and continues to serve as a functional extension to the existing operations. It responds to evolving logistical needs by providing a secure, weatherproof marshalling area, thereby optimising the use of the site in line with Strategic Policy 1 and without conflict with General Policy 2(b) and (c).

7.3 Design and Visual Impacts

• 7.3.1 The proposed building is designed to complement the existing industrial character of Snugborough Trading Estate. It will be finished in profiled aluminium cladding in Goosewing Grey, with a white air-supported membrane roof; materials that are modern, durable, and appropriate for the setting. The structure is set back approximately 8 metres from the front elevation of Units 17 and 18A, reducing its visual prominence. Additionally, mature landscaping

along the southern and western boundaries provides effective screening from Peel Road, minimising public visibility and helping the development integrate into its surroundings.

• 7.3.2 The proposal is considered to comply with Strategic Policy 3(b), which requires development to have regard to local materials and character in its design. The building's form and finish are consistent with the utilitarian nature of the estate, and its siting ensures minimal impact on the surrounding townscape. The design responds to the specific operational and spatial needs of the site, reflecting a context-sensitive approach that supports the character of the area.
• 7.3.3 7.3.3 The development aligns with Strategic Policy 5, which encourages new buildings to make a positive contribution to the Island's environment. The proposed structure improves the operational efficiency of the site while using materials and a form that are appropriate to its industrial context. The aluminium cladding and air-supported membrane roof are modern and functional, and the building's modest scale and setback from the existing units help it blend into the site without dominating the visual landscape. It also complies with General Policy 2(b) by respecting the site and surroundings in terms of siting, layout, and scale. The building is positioned between existing units, set back from the front elevation, and designed to complement the existing built form. Its height (6.5m) is comparable to the surrounding units and does not exceed the visual scale of the estate. In addition, the proposal satisfies General Policy 2(c) by avoiding adverse impacts on the character of the surrounding townscape, and 2(f) by retaining existing landscape features. The mature landscaping along the southern and western boundaries remains unaffected, and no trees or shrubs are proposed for removal. This ensures that the development integrates well into its setting and maintains the established visual buffer from Peel Road.
• 7.4 Parking and Highway Safety Impacts

• 7.4.1 The proposed development does not include new parking provision, nor does it alter the existing arrangements on site. The site benefits from established hardstanding areas that are used for staff/visitor parking and unloading activities. These areas are sufficient to support the operational intensification associated with the proposal, which does not involve an increase in staffing or changes to operational hours (8am to 5.30pm). As such, the proposal is not expected to generate additional traffic or parking demand.
• 7.4.2 The layout of the site provides adequate space for vehicle manoeuvring, including the turning of articulated trailers. The proposed building is set back approximately 8 metres from the front elevations of Units 17 and 18A, preserving the existing circulation space. The inclusion of a 4.8m tall and 5m wide roller shutter door, along with pedestrian access points on both front and rear elevations, supports safe and efficient movement of goods and people. The separation between vehicle access and pedestrian routes helps reduce potential conflict and supports safe site operation.
• 7.4.3 Overall, the proposal complies with General Policy 2(h) by providing adequate servicing and manoeuvring space, and with General Policy 2(i) by avoiding unacceptable effects on road safety or traffic flows. It also aligns with Transport Policy 6, which requires developments to consider the needs of all road users, including pedestrians, and Transport Policy 7, which sets out parking provision standards. These conclusions are reinforced by the consultation response from the Department of Infrastructure (DoI) Highways Division, dated 3 June 2025, which confirms that the proposal will have no significant negative impact on highway safety, network functionality, or parking provision. While this advice strengthens the acceptability of the proposal in parking and highway safety terms, the planning assessment remains grounded in the policy framework and site-specific context, which together support the scheme's suitability in terms of access, circulation, and operational safety.

- 8.0 CONCLUSION

8.1 The proposed development has been assessed against relevant planning policies and the operational context of the site. It is consistent with the established retail use and enhances the functionality of the premises by providing a secure, weatherproof marshalling area. The design is appropriate to its industrial setting, using suitable materials and maintaining a modest scale and setback that minimises visual impact. The proposal respects the character of the area and retains existing landscaping, in accordance with Strategic Policies 3(b) and 5, and General Policy 2(b), (c), and (f). It also provides adequate servicing and manoeuvring space, maintains safe access for vehicles and pedestrians, and does not alter existing parking arrangements, thereby complying with General Policy 2(h) and (i), and Transport Policies 6 and 7. These conclusions are supported by the site layout and reinforced by consultation responses, confirming the scheme's acceptability in design, access, and operational terms. - 9.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE

9.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted). - 9.2 Article A10 sets out that the right to appeal is available to:

• o applicant (in all cases);
• o a Local Authority; Government Department; Manx Utilities; and Manx National Heritage that submit a relevant objection; and
• o any other person who has made an objection that meets specified criteria.

9.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10. - 9.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required):

• o any appellant or potential appellant (which includes the applicant);
• o the Department of Environment, Food and Agriculture, the Department of Infrastructure and the local authority for the area;
• o any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and
• o in the case of a petition, a single representative.

9.5 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make

comments in a professional capacity, they cannot be given the Right to Appeal.

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 and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded interested person status, and/or rights to appeal.

Decision Made : Permitted Date : 28.08.2025 Determining Officer

Signed : S BUTLER Stephen Butler Head of Development Management

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