DEC Officer Report

Application No.: 21/00767/B Applicant: Robinsons Proposal: Installation of a canopy and replacement of an area of existing hard standing material with block paviers Site Address: Robinsons Ballapaddag Cooil Road Douglas Isle Of Man IM4 2AF Planning Officer: Miss Lucy Kinrade Recommended Decision: Permitted Date of Recommendation: 06.09.2021 _________________________________________________________________

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. The application complies with the tests of General Policy 2 of the Isle of Man Strategic Plan 2016.

Plans/Drawings/Information; This approval relates to the following drawing numbers all date received 06/07/2021:

• Hart 218-01 Site and Location Plan
• Hart 218-02 Existing Plan and Elevation
• Hart 218-03 Rev B Proposed Plan and Elevation _______________________________________________________________

Interested Person Status

Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 SITE - 1.1 The application relates to an existing building located at the Robinson's Distribution Centre, Braddan. It is bounded by Cooil Road (North - from which it is accessed), the Jacksons car dealership (East), Riley's Garden Centre and Eden Park Business Park (West) and agricultural land (South). The wider site comprises existing buildings car parking and some limited landscaping.

2.0 PROPOSAL - 2.1 Proposed is the creation of a new glazed entrance and the installation of a new canopy. The new entrance is to be finished in timber cladding with timber supports to the canopy and smaller timber bollards in between. Part of the existing parking area is to be repaved and disabled parking is to remain adjacent to the proposed canopy.

3.0 PLANNING HISTORY - 3.1 There are a number of planning applications for development within and adjacent to the site, including a draught lobby previously approved for the entrance under PA 06/01376/B.

4.0 PLANNING POLICY - 4.1 The Strategic Plan (2016) and The Area Plan for the East 2020 (TAPE) are relevant. The site is designated on TAPE as Industrial and with a 'BP' (business park) annotation. - 4.2 Given the nature of the proposal the most relevant policy in the assessment would be General Policy 2.

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;
• 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 watercourses;
• 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."

5.0 REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.

5.1 Braddan Commissioners - no objection (02/08/2021). - 5.2 Department of Infrastructure Highway Services - Do not oppose (16/07/2021). - 5.3 No comments received from adjacent or neighbouring properties.

6.0 ASSESSMENT - 6.1 The works result in an increased glazed entrance and new covered canopy area to serve the existing building. The existing building is not of any particular merit or design, the upgrading works to the entrance would likely result in an overall improvement to its visual interest without resulting in any undue public harm or amenity. There may be displaced parking as a result of the proposal but there still remains sufficient parking in the immediate vicinity which would be avaialble for use and disabled parking is to remain directly opposite the entrance.

7.0 CONCLUSION - 7.1 The proposal is considered to be acceptable and to comply with the tests of General Policy 2 of the Isle of Man Strategic Plan 2016.

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:

• (a) the applicant (including an agent acting on their behalf);
• (b) any Government Department that has made written representations that the Department considers material;
• (c) the Highways Division of the Department of Infrastructure;
• (d) Manx National Heritage where it has made written representations that the Department considers material;
• (e) Manx Utilities where it has made written representations that the Department considers material;
• (f) the local authority in whose district the land the subject of the application is situated; and
• (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.

8.2 The decision maker must determine:

• o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed above who should be given Interested Person Status

_____________________________________________________________________ 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: 06.09.2021 Determining officer Signed : J SINGLETON Jason Singleton Principal Planner

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