6 December 2018 · Delegated - Head of Development Management (Stephen Butler)
Unit 20/21, Gladstone Park Industrial Estate, Ramsey, Isle Of Man, IM8 2la
The proposal involved subdividing existing light industrial units (20-26) into eight smaller units at Gladstone Park Industrial Estate, adding associated doors and mezzanine floors in some units, and using unit 25 as a bakery, all retrospectively.
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The site is zoned for light industrial use under the Ramsey Local Plan, and the subdivision into eight units with continued light industrial use (including bakery as 'making of articles') complies wit…
Strategic Policy 1
Requires optimising previously developed land and efficient site use. Officer assessed subdivision as reusing under-used industrial buildings without expanding footprint, utilising existing infrastructure and parking.
Strategic Policy 2 - Priority for new development to identified towns and villages
Directs development to towns like Ramsey. Site within Ramsey service centre and industrial zone, so employment development permitted.
Strategic Policy 10
Promotes integrated transport minimising car journeys and ensuring highway safety. No access changes; parking conditioned to meet standards.
General Policy 2
Permits zoned development respecting site, amenities, highways, and parking. Proposal fits zoning, provides parking, minimal amenity harm (11m separation), no landscape/townscape harm, and design improves site.
Transport Policy 1
Locate near public transport. Existing accesses retained; no issues raised.
Transport Policy 7
Parking per standards (1:30sqm light industrial). 35 spaces required/provided estate-wide; condition secures plan.
Business Policy 5 - Land zoned for industrial use
Limits industrial land to industrial/storage, retailing only if ancillary. Bakery deemed light industrial (making articles); no retail proposed.
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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
Use restriction
All Units hereby approved may only be used for light industrial or research and development, as defined by the Town and Country Planning (Permitted Development) Order 2012, Schedule 4, Use Class Order, Class 5 or any future subsequent Permitted Development Order. Reason: The overall estate has been designed for light industrial purposes only and the application does not seek to alter the use classes of the previously approval and therefore the application has been considered on this basis only.
No additional floorspace
No additional floorspace, including the creation of mezzanine flooring, may be created within any of the units other than the additional mezzanine flooring shown on drawing 0511/C100 REV F for Units 20, 21, 22, 23, 24 & 26. Reason: To ensure that the buildings have appropriate levels of car parking available to them.
Car parking plan
Within one month of this approval becoming final, a car parking plan is required to be submitted and approved by the Department which demonstrates 35 car parking spaces can be provided within Gladstone Park Industrial Estate and these are made available for use for these units within two months of this car parking plan be approved. These parking areas shall not be used for any purpose other than the parking and turning of vehicles associated with the development and shall remain free of obstruction for such use at all times. Reason: To ensure that sufficient provision is made for off-street parking and turning of vehicles in the interests of highway safety.
no objection
initially recommended deferral due to plan confusion and need for parking clarification, but concerns addressed post-amendments
Highway Services requested deferral due to unclear plans and insufficient parking information, while Ramsey Town Commissioners raised no objection.
Key concern: inconsistencies in number of existing and proposed units across drawings preventing parking assessment
Highway Services Division
ObjectionThe applicant therefore needs to clarify how many existing units would be/have been converted, confirm if there are 8 or 11 proposed units and provide amended plans and a revised application description accordingly.; Highway Services request that the application is deferred to allow the applicant to consider the above.; Recommendation: DEFER
Conditions requested: applicant needs to clarify how many existing units would be/have been converted, confirm if there are 8 or 11 proposed units and provide amended plans and a revised application description; full set of new drawings to avoid confusion; proposed first floor plan showing mezzanine floor areas; existing site plan and proposed site plan showing existing and proposed site parking provision; parking spaces specifically dedicated to the units identified, or confirmation of shared use across estate
Ramsey Town Commissioners
No Objectionthe Ramsey Town Commissioners considered the above application at their meeting on Wednesday 20th June, 2018 and have no objection to the proposal.
