DEC Officer Report

Application No.: 21/00108/B Applicant: Isle Of Man Development Co Ltd Proposal: External alterations including replacing & upgrading cladding, replacement of windows and rendering of facades of three industrial Units Site Address: Units 42, 44 & 46 Spring Valley Industrial Estate Douglas Isle Of Man IM2 2QS Planning Officer: Mr Nick Salt Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 16.03.2021 _________________________________________________________________

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.

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

The proposal is considered to be in accordance with the land use designation for the site as set out in the Area Plan for the East and with General Policy 2 of the Isle of Man Strategic Plan 2016.

Plans/Drawings/Information; This approval relates to the following plans and drawings: 992-010 - Site and Location Plans 992-012 - Proposed Plans and Elevations _______________________________________________________________

Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 THE SITE - 1.1 The application site relates to three units which form part of a block of industrial units near the northeast boundary of Spring Valley Industrial Estate. The units are accessed via an estate road off Springham Park, and visible from the surrounding part of the estate. The units are metal clad and block construction and feature small flat roof entrance porches. - 1.2 The site is not within any Conservation Area and does not relate to a Registered Building.

2.0 THE PROPOSAL - 2.1 This planning application proposes a rendering of some of the external walls of the units, replacement cladding and roof cladding, replacement windows and replacement fire escape doors to the rear.

3.0 PLANNING POLICY - 3.1 The site falls within an area zoned as Industrial on the Area Plan for the East 2020 (inset map for Douglas). As such, General Policy 2 of the Isle of Man Strategic Plan is the key policy in the conderation of this application. - 3.2 General Policy 2 states that 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;
• (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; and
• (i) does not have an unacceptable effect on road safety or traffic flows on the local highways.

4.0 PLANNING HISTORY - 4.1 There is no planning history identified for the site which is materially relevant to this application.

5.0 REPRESENTATIONS - 5.1 DOI Highways state that they have no highways interest in this application (10.03.21). - 5.2 Braddan Commissioners do not oppose the proposal (11.03.21).

- 6.1 ASSESSMENT

6.1 The key considerations in the assessment of this planning application is the visual impact on the character and appearance of the site and wider street scene. - 6.2 The site is within Spring Valley Industrial Estate and comprises units which are largely functional in appearance, reflecting the industrial nature of the area. The principle of alterations to buildings in areas designated for development is acceptable. - 6.3 Proposed is the replacement of cladding on units 42 and 44 to match unit 46. This would tie the units better visually. The new windows would not create any new window openings but would replace existing windows. The building's visual impact would not be increased. Overall, the proposal would accord with General Policy 2 in terms of design and appearance.

6.5 It should be noted that the internal alterations to the units is not a material planning consideration. The 3 commercial units would remain separate and total employment

• floorspace would not be reduced. It is considered that the modernisation of the units could attract businesses to the two units which are vacant.
• 7.0 CONCLUSION

7.1 In summary, the proposal is considered to be in accordance with the industrial land use designation set out in the Area Plan for the East, and General Policy 2 of the Isle of Man Strategic Plan 2016 in that no unacceptable visual impact, harm to residential amenity or other impacts have been identified. - 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:

• (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 above 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 and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status

Decision Made : Permitted Date : 16.03.2021 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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