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Application No.: 20/01471/B Applicant: Black (Isle Of Man) Limited Proposal: Installation of cladding and external lighting Site Address: B C S House Peel Road Braddan Douglas Isle Of Man IM4 4LE Planning Officer: Mr Paul Visigah Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 16.03.2021 _________________________________________________________________
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. The development accords with General Policy 2 (b, c, & g) and Environment Policy 22 of the Isle of Man Strategic Plan 2016.
Plans/Drawings/Information; This approval relates to drawing numbers 3091-CA-001, 3091-CA-002, 100, and 301 all received 4 January 2021. _______________________________________________________________
Additional Persons
It is recommended that the following Government Departments should be given Interested Person Status on the basis that they have made written submissions relating to planning considerations:
Department of Infrastructure (DOI) Flood Risk Management Division _____________________________________________________________________________
1.0 THE SITE - 1.1 The application site is the curtilage of BCS House, situated between Braddan Church and the Snugborough Trading Estate. The site has a frontage to Main Road, Union Mills, with its existing vehicular entrance situated towards the southern end. This two storey building which is finished in painted spar dash render with contrasting colours for various sections of the elevation currently serves as an office building within the site. - 1.2 The site is part of a broader site area marked in blue which is presently utilised as a builders yard with general building materials stored in the open, stacked storage containers, mobile site offices, various construction equipment and site protection fencing. - 1.3 To the north east of the site is the River Dhoo with a band of mature trees following the river on each side of the banks. The nearest residential properties are located to the south of the application site (Ballafletcher Cottage) and to the North east of the River Dhoo of; River Vale and River Walk and the public right of way No.360 / Heritage Trail.
2.0 THE PROPOSAL - 2.1 Planning approval is sought for Installation of cladding and external lighting. - 2.2 The works would involve:
3.0 PLANNING POLICY - 3.1 In terms of local plan policy, the application site is within an area designated as Predominantly Industrial under the Braddan Local Plan of 1991. This site is also designated as Industrial on the AREA Plan for the East Map 8 (Strang). Part of the site is considered to have low likelihood of surface water flooding as indicated on the Isle of Man Indicative Flood Maps and the site is not within a Conservation Area. - 3.2 Within the adopted Isle of Man Strategic Plan 2016, the following policies are considered to be relevant in the determination of this application: - 3.3 General Policy 2 (GP2) (in part) 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:
3.4 Environment Policy 22(in part)
Development will not be permitted where it would unacceptably harm the environment and/or the amenity of nearby properties in terms of:
iii) vibration, odour, noise or light pollution.
4.1 The application site has been the subject of 7 previous planning applications none of which are considered to be particularly relevant in the determination of the current application. - 5.0 REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.
5.1 Representation from the Department of Infrastructure (DOI) Highways Division confirms that they 'Do not oppose' in the letter dated 2 February 2021.
5.2 Representation from the Department of Infrastructure (DOI) Flood Risk Management Division confirms that that there is 'No Flood Risk Management interest' in the letter dated 1 March 2021. - 5.3 Braddan Commissioners have indicated that they have no objection to the application in a letter dated 5 February 2021.
6.1 The key issue to be considered with the current application is whether the proposed works would have an adverse impact upon the visual amenities of the area and upon the individual building.
6.2 The existing building is of no special or architectural interest warranting its protection and it is not within a Conservation Area. As well, the proposed cladding works are not a significant re-development of the site, although their installation will likely work towards improving the appearance of the building which has basic elevations; thus providing a more pleasant, attractive and updated external appearance to the overall building. Overall, it is considered the proposed cladding works will improve the appearance of the existing building and be of benefit to the visual amenities of the area as a whole. - 6.3 With regard to the external lighting, it is considered that they are to promote observation, and give the building an added dimension in order to enhance its new architectural elements, in addition to enhancing the night-time use of the surrounding spaces. Moreover, lighting schemes can become an extension to the architecture, improving the quality of the view and subsequently improving the appearance of the area. Accordingly, it is important to ensure that the lighting features are not obtrusive and detract from the appearance of the building or spill over onto adjoining buildings resulting in adverse impacts. In this case, the physical lighting are well placed and would largely remain as minor additions to the elevations; thus limiting any impacts on the abutting highway or streetscene. The
proposal is therefore considered to comply with General Policy 2 and Environment Policy 22 of the Strategic Plan.
7.1 The works will improve the appearance of the building with no adverse impact on the streetscene or adjoining highway and the application is considered to accord with General Policy 2 of the Strategic Plan and is supported. - 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:
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.
Decision Made : Permitted Date: 18.03.2021 Determining officer
Signed : C BALMER Chris Balmer Principal Planner
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