Installation of external condensers within galvanised enclosure
Site Address:
Unit 1 Spring Valley Trading Estate Douglas Isle Of Man
Officer's Report
The Site
The defined in red represents the footprint of an existing building which was permitted on appeal under PA 08/2135 for the demolition of the existing unit and car wash facilities and their replacement with retail units with ancillary car parking and servicing. The site represents part of that site, which included a larger unit which lies to the north of the application building. The site lies on the corner of the Spring Valley industrial estate road and the A24 Cooil Road.
The building which is the subject of this application is a large one, 32m by 30m and 8.8m high with sheeted external cladding.
The Proposal
Proposed is the installation of air conditioning equipment on the northern and southern elevations of the building. The equipment will be ground mounted and enclosed by palisade fencing which is 2.1m tall. Also proposed is 1.2m by 1.5m louvre panels mounted 4.3m from ground level on the northern elevation. Alterations to the roller shutter door underneath the louvres are shown but the plans annotated to indicate that this will be the subject of a separate application.
Planning Status And Policy
The site lies within an area designated on the Braddan Local Plan of 1991 as Predominantly Industrial.
Planning permission exists for the use of the unit for retailing subject to a list of conditions, with which the applicant's proposed use complies. As such, the provisions of General Policy 2 are applicable, in particular:
"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 space 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."
Case Officer:
Miss S E Corlett
Photo Taken:
15.02.2012
Site Visit:
15.02.2012
Expected Decision Level:
Officer Delegation
Planning History
Planning permission was granted for the erection of two buildings on this site, in place of the car wash and the previous building on the site, for the purposes of retail of goods which "shall not include food and shall consist primarily of building, decorating, and home improvement materials and equipment, furniture and floor coverings, garden goods and equipment, car parts, spares, maintenance food and equipment, camping equipment, boats, quad bikes, bicycles, electrical goods and equipment, light fittings, pet food, pet supplies and pets" - PA 10/1384.
Since then, planning permission has been granted for illuminated signage under PA 11/0145 and 11/01585, variations to the building under PA 11/00439 and an application for the introduction of a mezzanine level is currently under consideration (PA 11/1726). Planning permission for a certificate of lawfulness for the sale of furniture, household goods and decorating items plus childrenswear was refused (PA 11/1594).
Representations
Braddan Parish Commissioners indicate that they do not oppose the application.
Assessment
The new apparatus will be visible by the passing public. However, from Cooil Road the view will be mitigated by the existing banking and tree planting and the relative levels of the roadway and footpath and the site itself. Within the site the equipment on the northern side will be visible but as part of a servicing yard and behind a security fence.
It is not considered that the proposed apparatus will have an adverse visual impact and as such the application is recommended for approval. The applicant has indicated that the apparatus will be required, regardless of whether the application for the mezzanine level is approved and implemented.
Consultation with the Environmental Health Division reveals that there is similar equipment installed in the Pets At Home site alongside which has been measured and which does not result in any advsere aural or other impact on the residential properties behind.
Party Status
The local authority, Braddan Parish Commissioners are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status.
Recommendation
Recommended Decision: Permitted
Date of Recommendation: 14.03.2012
Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
O : 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 installation of air conditioning equipment as shown in drawings 102, 103 and 104 and the information regarding the air conditioning unit, all received on 20th January, 2012 and 101A received on 15th February, 2012.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.
Decision Made: Permitted Date: 2012
Determining officer (delete as appropriate)
Signed: _________________________ Anthony Holmes Senior Planning Officer
Signed: _________________________ Michael Gallagher Director of Planning and Building Control
Signed: _________________________ Sarah Corlett Senior Planning Officer
Signed: _________________________ Jennifer Chance Development Control Manager
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