21 June 2023 · Delegated - Principal Planner (Jason Singleton)
Woodbourne Garage - P Christian, Unit 2, Peel Road Industrial Estate, Braddan, Douglas, Isle Of Man, IM4 4lf
The proposal involves changing the use of Unit 2 at Peel Road Industrial Estate from workshop and storage to storage and distribution, including associated facilities, and adding a sectional doorset to the southeast elevation.
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The officer assessed the principle of the use as compatible with the industrial designation and surrounding land uses, noting the applicant's logistics business fits the area.
General Policy
Requires development to respect site and surroundings in siting, layout, scale, form, design; not adversely affect landscape/townscape character; provide satisfactory amenity including safe access, parking, servicing; and no adverse effect on road safety/traffic. Officer assessed proposal against criteria b, c, h, i, finding compliance due to compatibility with industrial area, minimal visual changes, adequate parking, and no highway impacts.
Transport Policy 7
Requires parking provision per current standards: 1 space per 100sqm for storage/distribution. Assessed 730sqm floor area needing 7.3 spaces; site has more than sufficient based on plans, aerials, and photos.
Time limit
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.
Use restriction
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2019 (or any Order revoking and/or re-enacting that Order with or without modification), the Units shall not be used other than for Class 2.4 - Storage or distribution and for no other purposes. Reason: The Department has assessed the impact of the proposal on the basis of the specific use and any alternative uses within the same Use Class will require further consideration.
no objection
no significant negative impact upon highway safety, network functionality and/or parking
does not advise against the development after confirmation that access to neighbouring IOM Energy LPG plant and emergency routes unaffected
All consultees either had no objection or did not oppose the application, with minor advisory conditions from Flood Risk Management and an initial query from Health and Safety resolved via confirmation of unchanged access.
Key concern: Property within flood zone requiring resilience measures
Highway Services HDC
No ObjectionAfter reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking.
Braddan Parish Commissioners
No ObjectionThe Commissioners discussed the following planning applications at their meeting on 18 May 2023. I can confirm that they had no objection to any of them; PA23/00565/B - Change of use from workshop and storage with associated facilities to storage and distribution with associated facilities, installation of sectional doorset to south east elevation - Unit 2, Peel Road Industrial Estate, Braddan, Isle Of Man, IM4 4LF
Department of Infrastructure Flood Risk Management Division
Conditional No ObjectionDNOC; The property is within a flood zone; Precautions should be taken to make the property flood resilient where possible and to raise storage above ground level
Conditions requested: Precautions should be taken to make the property flood resilient where possible and to raise storage above ground level
Health and Safety at Work Inspectorate
No ObjectionThe Health and Safety at Work Inspectorate has assessed this application and I can confirm that it currently does not advise against the development although we do wish to raise a question with the developer before confirming this stance.; Please can the developer confirm that any development on the site will not affect access and egress to/from the site, in particular emergency escape routes?
