Planning Officer Report

Application No.:	12/00464/B
Applicant:	Ellan Vannin Fuels Ltd
Proposal:	Erection of a two storey office extension (Amendment to PA 11/01267/B)
Site Address:	Mill House
Mill Road
Peel
Isle Of Man
IM5 1TB

Officer's Report

Introduction

1. This application seeks permission for the erection of a two storey extension to an existing office building. The application is considered to be acceptable and is in accordance with the relevant policies of the Isle of Man Strategic Plan.

The Site

1. The application site is the curtilage of Mill House, Mill Road, Peel which is a two storey building which is situated to the eastern side of Mill Road. The building is accessed from the front of the property which abuts a private lane which provides access to a number of businesses off Mill Road.

1. The site is used by Ellan Vannin Fuels Ltd as office accommodation.

The Proposal

1. The application seeks approval for the erection of a two storey office extension at the rear of the property (amendment to PA 11/01267/B). The amendments include the installation of two windows and a door at ground floor level.

Planning History

1. The following previous planning application is considered to be specifically material in the assessment of the current application:

PA 11/01267/B Erection of a two storey office extension – permitted

Development Plan Policies

1. The application site is in an area zoned as "Predominantly Industrial" identified on the Peel Local Plan 1989. It is appropriate to consider General Policy 2 of the Isle of Man Strategic Plan (20th June 2007).

1. 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:

a) Is in accordance with the design brief in the Area Plan where there is such a brief;

Case Officer :	Miss Laura Davy
Photo Taken :	10.04.2012
Site Visit :	10.04.2012
Expected Decision Level :	Officer Delegation

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; d) Does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; e) Does not affect adversely public views of the sea; f) Incorporates where possible existing topography and landscape features, particularly trees and sod banks; 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; i) Does not have an unacceptable effect on road safety or traffic flows on the local highways; j) Can be provided with all necessary services; k) Does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; l) Is not on contaminated land or subject to unreasonable risk of erosion or flooding; m) Takes account of community and personal safety and security in the design of buildings and the spaces around them; n) Is designed having due regard to best practice in reducing energy consumption.

Consultations

1. Highways Division recommend approval as it has no adverse traffic management, parking or road safety implications.

Assessment

1. The proposed development would provide additional office accommodation. Whilst the proposed extension is not an overly attractive design it would be in keeping with the existing building and would not adversely affect the visual amenities of the area.
2. The site is surrounded by predominantly industrial buildings; it is therefore considered that the proposed extension would not adversely affect the character and appearance of the street scene.
3. It is judged that the proposed development would not adversely affect amenities of those occupying the adjacent building or adversely affect highways safety.
4. For the above reasons the application is considered to be acceptable and is recommended for approval.

Party Status

1. The local authority, Peel Commissioners is, 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.
2. The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.

Recommendation

Recommended Decision: Permitted

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 two storey office extension as shown in drawings 11/0073/01, 11/0073/02, 11/0073/03, 11/0074A and 11/0073/05A received 13th September 2012. 26th March

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: 2/3/12

Determining officer (delete as appropriate)

Signed: A. H. H. Signed: _________________________

Anthony Holmes Sanior Planning Officer Signed: _________________________ Michael Gallagher Director of Planning and Building Control Signed: _________________________ Jennifer Chance Development Control Manager