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Application No.: 21/00686/B Applicant: Douglas Borough Council Proposal: Creation of a temporary storage compound Site Address: Former Site Of 60 & 62 Snaefell Road Willaston Douglas Isle Of Man IM2 6NG Planning Officer: Mr Peiran Shen Expected Decision Level: Planning Committee Recommended Decision: Permitted Date of Recommendation: 16.07.2021 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions
Reason: The use proposed is only temporary, and in view of its potential impact on neighbouring living conditions needs to be monitored.
This application has been recommended for approval for the following reason. The application is considered to comply with General Policy 2 and Environment Policy 22 of the Strategic Plan. Therefore, it is recommended for approval.
Plans/Drawings/Information;
This approval relates to the submitted documents, covering letter, location plan, proposed site plan, photos and northeast elevation drawing as having been received on 3rd June 2021. ______________________________________________________________
Additional Persons
It is recommended that the owners/occupiers of the following properties should be given Interested Person Status as they are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 4(2):
Owners/Occupiers of 59 Snaefell Road, Douglas Owners/Occupiers of 63 Snaefell Road, Douglas
as they satisfy all of the requirements of paragraph 2 of the Department's Operational Policy on Interested Person Status. _____________________________________________________________________________
THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE AS IT IS RECOMMENDED FOR APPROVAL BUT CONTRARY TO THE PROVISIONS OF THE DEVELOPMENT PLAN.
1.0 THE SITE - 1.1 The application site is the former residential curtilage of 60 & 62 Snaefell Road, Willaston, Douglas. It is located on the southeast of Snaefell Road, close to its junction with Fenella Avenue. - 1.2 The site previously sits a pair of two-storey semi-detached dwellings. Now it is bare ground and surrounded by timber fences of approx. 2.2m high. The site is accessed through a dropped curb and a double mesh gate. - 1.3 There are two green storage containers located on the north corner of the site and a chemical toilet on the northeast boundary. The building materials are storage around the boundary of the site. Except for the shipping container next to the highway, no item is higher than the timber fence at the moment.
2.0 THE PROPOSAL - 2.1 The proposed work is the partial retrospective temporary change of use of the existing use of dwellinghouses (Class 3.3) to a construction storage compound (Class 2.3). This is to facilitate the APPROVED work for PA 15/00426/B.
2.2 The retrospective use of the site started on 1st September 2020, when condition 1 of PA 18/00682/B is satisfied. The proposed is the continued use of the site for another 18 month from 1st September 2020, this means the use will cease on 1st April 2022. - 2.3 The site will be used to store general building materials (no hazardous materials). Heavy items will be stored on the ground while others will usually be kept in the two storage containers. The only time staff use the compound is either for welfare or the collection/storage of materials. - 2.4 The hours of operation for the sites are 8:00 - 16:30 Monday to Thursday, 8:00 - 15:30 on Friday and 8:00 to 13:00 on Saturdays. The site will be locked when it's not in use. - 2.5 There are two storage containers and a chemical toilet on the site. PA 18/00682/B only approved one storage container and no chemical toilet. - 2.6 The covering letter explains that the site will be continued using as construction storage for the renovation work of the Willaston Estate. The letter states the site is essential for the completion of PA 15/00426/B and there are no alternatives available that is close enough. The letter then explains that the renovation project has run behind schedule due to mainly COVID19 pandemic, hence the need for this application. - 2.7 The covering letter also stressed the importance of the site for improve safety and reduce traffic, especially important for children living and schooling within the estate. The letter then stresses that the site has been in upkeep and no complaint has been received. The covering letter also states that the site is still on plan to sit a pair of new dwellings after the renovation project is complete.
3.1 Removal of chimney stacks, remedial works including new roof and wall finishes and replacement front door canopies was APPROVED under PA 15/00426/B. This is for the Willaston Estate in general and includes the demolition of the former dwelling on the site. - 3.2 Creation of a temporary storage compound (retrospective) for the site was approved under PA 16/01108/B. Six conditions are attached:
"C1. The use hereby approved shall cease by 1st July 2018, and the site cleared of any storage materials by that date. Reason: the use proposed is only temporary, and in view of its potential impact on neighbouring living conditions needs to be monitored.
C6. Within 28 days of the temporary use hereby ceasing, a remediation plan for the site shall be submitted to and approved in writing by the Department. That remediation plan shall include a timescale for works and shall specify the landscaping for the site. The remediation plan shall be carried out in accordance with the approved details. Reason: in the interest of protecting public amenity and neighbouring residential amenity."
3.3 Variation of condition 1 of PA 16/01108/B for a temporary site storage compound, to extend the period of approval for a further 2 years for the site was APPROVED under PA 18/00682/B. Six Conditions are attached:
"C1. The use hereby approved shall cease by 1st September 2020, and the site cleared of any storage materials by that date. Reason: The use proposed is only temporary, and in view of its potential impact on neighbouring living conditions needs to be monitored.
3.4 The only difference between the conditions of PA 16/01108/B and PA 18/00682/B are between date of the use should cease. - 3.5 The difference between proposal of the current application and PA 16/01108/B, PA 18/00682/B are one additional storage container and a chemical toilet have been placed on site and slight change in hours of operation.
4.1 In terms of local policy, the site lies within an area designated as Predominantly Residential in the Area Plan for the East. - 4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application: - 4.3 General Policy 2: "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:
4.4 Environment Policy 22 states: "Development will not be permitted where it would unacceptably harm the environment and/or the amenity of nearby properties in terms of:
5.1 Douglas Borough Council has no objection on this application (25/06/2021). - 5.2 DoI Highway Services does not oppose this application (28/06/2021). The comment states that there is no significant negative impact upon highway safety, network efficiency and/or parking. - 5.3 DEFA Inland Fisheries has no objection to this application (25/06/2021) as the development would not cause further disturbance to the watercourse. - 5.4 59 Snaefell Road wrote in objection to this application (06/07/2021). The comment states that the temporary use has lasted for more than five years and the residential impact continues to this moment. The comment points out that the digger bleeping when it reverses is very disturbing and this can be up to five times an hour. The comment also concerns the lack of traffic management would lead to severe traffic accidents. The comment has also noted that the site has a skip with a variety of waste disposed or still locate on the site at the moment and it has been mistaken a dump site. The comment then points out that the dirt from the traffic would cover vehicles and dwelling windows. The commenter also believes that it is unlikely the site will cease to be used by 21 November. - 5.5 63 Snaefell Road wrote in objection to this application (07/07/2021). The comment concerns that the temporary use has increased dust, noise and traffic impact as their property is directly opposite of the site. The objector also expresses frustration that the temporary use has taken a lot longer than they expected.
6.1 The main considerations for this application are the principle of the change of use and the potential impacts of the proposal on wider amenity. - 6.2 Although the site being designated as Predominantly Residential, the use of site for construction storage is only temporary. There is a clear mark for the end of the use, namely the completion of renovation work approved under PA 15/00426/B. According to the covering letter, the applicant is expecting the project to be completed as early as November 2021. In addition, the site is planned to have new dwelling erected after the use for storage ceased. It is
6.3 As the site has not drastically changed since the approval of PA 18/00682/B, and the current proposal, other than the additional of one storage container and a chemical toilet, has no major difference compare to the previous two applications, it is considered that the impact of wider amenities remain similar and is therefore acceptable. - 6.4 As the proposal a similar to the previous application, the same conditions will be attached. Parts of the conditions that are specific to this application will be revised accordingly. - 6.5 Although dust and noise from the use of the site is negatively impact the amenity of the neighbouring property, these matters are controlled under environmental health.
7.1 The proposal is considered to comply with General Policy 2 and Environment Policy 22 of the Strategic Plan. Therefore, it is recommended for approval. - 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:
8.2 The decision-maker must determine:
8.3 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 Interested Person Status.
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to that body by the appropriate DEFA Delegation and that in making this decision the Committee has agreed the recommendation in relation to who should be afforded Interested Person Status.
Decision Made : …Permitted……….... Committee Meeting Date:…26.07.2021
Signed :…………P SHEN……….. Presenting Officer
Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph to the officer report).
Signatory to delete as appropriate YES/NO See below
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