Officer Report

Application No.: 25/90813/B Applicant: Manx Petroleums Ltd Proposal: Recovering of the fuel loading gantry canopy Site Address: Manx Petroleums Fuel Storage Depot Battery Pier Douglas Isle Of Man IM1 5BS Principal Planner: Chris Balmer Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 01.10.2025 _________________________________________________________________

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.

Overall, it is considered that the proposal would comply with the relevant planning policies of The Isle of Man Strategic Plan (20th June 2016), having no significant adverse impacts upon public and private amenities.

Plans/Drawings/Information; This approval relates to the submitted documents and drawing all received on 29.08.2025.

________________________________________________________________ Right to Appeal It is recommended that the following organisations should NOT be given the Right to Appeal: Local Authority - No Objection

Officer’s Report

- 1.0 THE SITE

1.1 The site is Manx Petroleums Fuel Storage Depot, Battery Pier, Douglas. The site is located at the southwestern end of South Quay and south of the Douglas harbour waterway entrance. The Douglas Breakwater is located to the northeast of the site. The area of the site of interest is located to the eastern section, where an existing hardstanding area with covered roof/gantry (9.9m x 16.9m x 7.6m) is in place.

2.0 PROPOSAL - 2.1 The application seeks approval for the recovering of the fuel loading gantry canopy. The proposal is to replace the existing asbestos sheeting to the sides and roof of the covered roof/gantry and replaced with white coloured composite wall cladding panels to sides and Goose wing grey profiled steel roof sheeting to roof.

3.0 PLANNING POLICY - 3.1 The application site is designated as "industrial" use under the Area Plan for the East

1. The site is not within a Conservation Area, nor within an area zoned as High Landscape or Coastal Value and Scenic Significance.

3.2 Due to the zoning of the site, and the nature of the proposed development, the following Planning Policy is relevant in the consideration of the application:- - 3.3 General Policy 2 states: "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;
• (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; and
• (n) is designed having due regard to best practice in reducing energy consumption."

4.0 PLANNING HISTORY - 4.1 There are a number of previous planning applications associated with the site; however, none are considered relevant in the assessment and determination of this application.

5.0 REPRESENTATIONS - 5.1 Douglas Borough Council have no objection (15.09.2025).

6.0 ASSESSMENT - 6.1 Given the land-use designation and the type of development the following element is relevant to consideration in the determination of this application;

• (b) potential impact upon the visual amenities of the area;

POTENTIAL IMPACT UPON THE VISUAL AMENITIES OF THE AREA

6.2 The proposed works are considered to represent an visual improvement over the existing situation, and with no height increase or change to the size/scale of the covered roof/gantry it is considered the proposal would be acceptable.

7.0 CONCLUSION - 7.1 Overall, it is considered that the proposal would comply with the relevant planning policies of The Isle of Man Strategic Plan (20th June 2016), having no significant adverse impacts upon public and private amenities for the reasons set out in this report, it is recommended that the application be approved.

8.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE - 8.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted). - 8.2 Article A10 sets out that the right to appeal is available to:

• applicant (in all cases);

• o a Local Authority; Government Department; Manx Utilities; and Manx National Heritage that submit a relevant objection; and
• o any other person who has made an objection that meets specified criteria.

8.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10. - 8.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required):

• o any appellant or potential appellant (which includes the applicant);
• o the Department of Environment, Food and Agriculture, the Department of Infrastructure and the local authority for the area;
• o any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and
• o in the case of a petition, a single representative.

8.5 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 the Right to Appeal.

I can confirm that this decision has been made by a Principal Planner 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 and/or rights to appeal.

Decision Made : Permitted Date: 02.10.2025 Determining Officer Signed : J SINGLETON Jason Singleton Principal Planner

Customer note This copy of the officer report reflects the content of the office copy and has been produced in this form for the benefit of our online service/customers and archive record.