Officer Planning Report

Planning Report And Recommendations {{table:205727}} ### Considerations {{table:205724}} ### Written Representations {{table:205725}} ### Consultations {{table:205726}}

Officer's Report

This application is a resubmission following a refusal for a substation. The applicant has indicated that the location now proposed is preferable to that previously approved within the apartment building as it affords easier access for the MEA and their cables. The MEA supports the proposal.

The applicant has also indicated that the building has been designed so that subsequent phases of development can be built above and around it. The applicant has provided an indicative plan showing how it will be incorporated into the future development on the surrounding site.

The applicant has also indicated that the use of grey brickwork is not only a practical solution in this location but will be part of the design concept for the surrounding building in the future.

In visual terms, the proposed substation appears discordant with the rest of the future development. I am still concerned about the use of grey brick within the scheme. It is unclear from the indicative plans how the grey brick will be used as part of the design concept. The application is proposing planter, which may help to break up the appearance of the structure.

On balance, I consider the proposal is just about acceptable and would not adversely affect the visual amenities of the locality.

In respect of the comments from the Department of Agriculture, Fisheries and Forestry, the proposed development would be located 31m away from the river. It is unlikely the development will cause any run-off to the river.

I therefore recommend that planning permission be granted subject to conditions.

Party Status

The Department of Transport and the local authority are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered "interested persons" and as such should be afforded party status.

In summary, it is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded interested party status:

• Douglas Corporation
• Highways Division of the Department of Transport
• Manx Electricity Authority
• Inland Fisheries of Department of Agriculture, Fisheries and Forestry

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 02.02.2009

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

• : Notes attached to refusals

C 1.

The development hereby permitted shall commence before the expiration of four years from the date of this notice.

C 2.

This permission relates to the erection of a substation as shown in drawing numbers s-02 Rev A, s-01 Rev b and s-04 date stamped 5th December 2008.

I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the Town and Country (Development Procedure) 2005

Decision Made: Granted Committee Meeting Date: 16/2/09

Signed: I. B. B. B. Presenting Officer

Further to the decision of the Committee an additional report/condition reason is required. Signing Officer to delete as appropriate

YES/NO