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18/00600/B Page 1 of 6
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 18/00600/B Applicant : Department Of Infrastructure Proposal : Alterations in connection with conversion of existing storage area to open plan office space, installation of mezzanine floor to provide additional office space, and demolition of redundant workshops at rear of building to create additional parking. Site Address : Stores And Workshops Hills Meadow Industrial Estate Douglas Isle Of Man IM1 5EA
Senior Planning Officer: Mr Jason Singleton Photo Taken : 13.09.2018 Site Visit : 13.09.2018 Expected Decision Level : Planning Committee
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 21.09.2018 __
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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
C 2. Prior to the occupation of the development hereby approved, the car parking shall be laid in accordance with details which have first been approved in writing by the Department, and thereafter retained as such and unobstructed.
Reason: To ensure adequate parking is provided to comply with parking standards.
C 3. Prior to the occupation of the development hereby approved, flood resilience measures shall be implemented in accordance with details which have first been approved in writing by the Department.
Reason: The proposal is located within an area identified as being at risk of flooding.
Plans/Drawings/Information;
This approval relates to drawings referenced D01, D02, D03, D04, D05A, D06, D07, D08A, D09, D10 and D11, all date stamped received 11th June 2018.
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Interested Person Status - Additional Persons
It is recommended that Manx Utilities (Drainage) should not be given Interested Person Status as they are not considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and they are not mentioned in Article 6(4) (they are not a Government Department) noting that their representation does not relate to land which they own or occupy and is within 20m of the application site (and the development is not automatically required to be the subject of an EIA by Appendix 5 of the Strategic Plan) and therefore do not comply with the requirements of the Operational Policy. __
Officer’s Report
THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE AS PART OF THE PROPOSAL (OFFICE USE) COULD BE CONSIDERED CONTRARY TO THE ZONING (LIGHT INDUSTRIAL) OF THE DEVELOPMENT PLAN.
THE APPLICATION SITE 1.1 The application site, as identified in red, is the existing stores, workshop and their curtilage located to the south of the Highway and to the west of the Industrial estate. The premises are currently operated by Department of Infrastructure as workshops and storage.
1.2 The adjacent building to the west is operated by Department of Education and Children as a new Aerospace Precision Engineering Facility providing educational and training support for the local aerospace and precision engineering industry to address key strategic training needs.
1.3 Within the wider estate there are diverse operators ranging from stationers and printers, scrap car breakers, vehicle repairs and part of the University college training rooms for engineering.
PROPOSAL 2.1 Proposed is the conversion of an existing storage area into open-plan office space, and the installation of a replacement mezzanine floor within the same area to provide further office space. The redundant workshops at the rear of the building are to be demolished to provide increased car parking from 7 spaces to 38 spaces, and improvements to vehicular access within the site. Also proposed is an external escape staircase which has been added to provide secondary means of escape from the mezzanine level.
2.2 Externally on the west elevation, the scope of works would include, the removal of the roller shutter door and installation of a glazed doors and windows in the existing opening; creation of a doorway at first floor level leading onto the proposed escape stairs. On the north elevation, the creation of windows at ground and first floor levels.
PLANNING HISTORY 3.1 89/01913/B - Alterations to disused carpet factory to form building maintenance depot and workshops. Approved.
3.2 11/00945/D - Erection of information signage. Approved. These were internal information and directional signs.
3.3 The adjacent building to the west was operated as office and storage facility under approval 11/00588/C which was approved at appeal for office and storage facilities. The applicant was the IOM Post Office for their IMS (Integrated Mailing Services) and an exception was made as the office aspect was for data capture that would not normally be found within
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town centres and a degree of leniency on the interpretation of the policies was given in this case.
PLANNING POLICY 4.1 In terms of local plan policy, the application site is within an area allocated as light industrial by the Douglas Local Plan 1998 (Map 2).The site is also identified as being within the Douglas flood risk area (MUA Map 1 of 4) from river and tidal flooding for a 1/100 year event.
4.2 The draft Area Plan for the East 2018, Map No.5 defines this area as Riverside Gateway but includes this section to the south of Peel road as part of Draft Douglas Town Centre Boundary.
4.3 The Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of this application;
4.4 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: (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; (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;
4.5 Paragraph 9.2.3 (in part);
"light industrial building" means an industrial building (not being a special industrial building) in which the processes carried on or the machinery installed are such as could be carried on or installed in any residential area without detriment to the amenity of that area by reason of noise, vibration, smell, fumes, smoke, soot, ash, dust or grit, or undue generation of traffic or parking of vehicles; the use of light industrial buildings for research and development of products or processes is permitted by the Town and Country Planning (Permitted Development) Order 2005.
4.6 Business Policy 5 indicates that; On land zoned for industrial use, permission will be given only for industrial development or for storage and distribution; retailing will not be permitted except in specific circumstances.
4.7 Business Policy 7 New office floor space should be located within town and village centres on land which is zoned for the purpose on the appropriate area plan; exceptionally, permission may be given for new office space
(a) on approved Business Parks for Corporate Headquarters which do not involve day to day callers; or (b) in buildings of acknowledged architectural or historic interest for which office use represents the only or most appropriate practicable and economic way of securing future use, renovation and maintenance.
4.8 Transport Policy 7 The Department will require that in all new development, parking provision must be in accordance with the Department's current standards.
4.9 Environment Policy 10
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Where development is proposed on any site where in the opinion of the Department of Local Government and the Environment there is a potential risk of flooding, a flood risk assessment and details of proposed mitigation measures must accompany any application for planning permission. The requirements for a flood risk assessment are set out in Appendix 4.
4.10 Environment Policy 13 Development which would result in an unacceptable risk from flooding, either on or off-site, will not be permitted.
REPRESENTATIONS 5.1 Douglas Borough Council has no objection (received on 13/07/18)
5.2 Highways Services have commented (received on 12/07/18) regarding the parking provision number which will result in an over provision of 8 spaces. There are no alterations or changes to the existing access arrangements and any additional traffic would be generated by the proposals would not create a significant impact on the highways network.
Highways do not object subject to the inclusion of a condition;
"for the proposed car parking layout to be provided prior to the occupation of the development, and permanently retained as such, unobstructed thereafter to ensure adequate parking is provided to comply with the parking standards".
5.3 Manx Utility Authority has commented initially deferred to comment on (02/07/18) and again with no objection (25/07/18) but request a condition for a flood statement outlining the proposed flood resilient measurers and emergency plan for the new offices in the flood zone.
ASSESMENT 6.1 The fundamental issues to consider in the assessment of this planning application are; (i) principle of use (BP5 & BP7 & TAPE'18) (ii) visual impact of the proposed development; (GP2(b) & (c) (iii) impact in terms of highway safety and parking provision (GP 2(h);TP 7) (iv) the potential for Flood Risk. (EP10)
(i) Principle 6.2 The existing use could be argued to be not strictly industrial use and contrary BP5 would be contrary to the land use designation. The existing comprises a number of workshops; storage areas; and general assortment of offices; meeting rooms, canteens and staff welfare facilities. The proposed are to be altered is currently a store/ work shop with 4 offices. The loss of storage/workshop would measure 236m2 on the ground floor, of a total footprint of 2020 m2, representing a loss of 11% of storage area. The mezzanine level would create an additional floor area approx. 372m2. This total floor area would create 40 work stations, welfare facilities, toilets; storage and meeting areas. The remainder of the building would remain as is, a number of workshops and storage areas.
6.3 The area plan for the east is looking to encompass the area within catchment of the town centre. This re-classification of land use designation would see the proposal being in compliance with BP7.
6.4 Considering the proposed use, given there is already an existing element of office use, albeit more of a more supportive role to the overall function of the building. Whilst contrary to BP5, consideration has to be given to the level and scale of the proposed office use, in relation to the overall building and the surrounding uses, specifically the adjacent educational building where the public (students) attend on a daily basis. The minor loss of floor space within the building would not be regarded as either a significant loss of storage / workshop floor space or would not be incompatible with the surrounding uses in this part of the estate. As a result,
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balancing the aspirations of the upcoming area plan, the proposed and existing use and surrounding uses/business of the estate, it is considered the principle to be an acceptable addition to the building in this part of the industrial estate.
(ii) Visual Impact 6.5 The Demolition of the building that is located to the rear of the site is not readily visible from any public/ private access vantage points. This area would then be resurfaced to allow for the creation of 31 new car parking spaces and would be deemed acceptable.
6.6 The proposed alterations to the external facades would smarten up the north west corner of the building, inadvertently it would make it more apparent when entering the estate from the access road adjacent to the building and helping with its legibility for users. The inclusions of tall portrait glazing (windows) would help to break up a dull rendered façade and would seek to provide a visual uplift in the streetscene helping to rejuvenate this part of the estate.
6.7 On the whole, the level and scale of development that is proposed here is considered to be relatively minor and not judged to cause visual harm to streetscene. The inclusion of new windows, staircase and entranceway, would complement the existing form and would help with the legibility of the building without detracting from its original design. In this case the external proposals would be considered to compliment those sections of General Policy 2 (b) & (c).
(iii) Highway Safety 6.8 As the proposal is increasing the floor area, the net increase for parking spaces in accordance with TP7 and Appendix 7 of the strategic plan would be 23, plus the existing 7 gives a total of 30 spaces. The plans show a provision of 38 spaces (31 new and 7 existing) which would exceed the recommended provision and is welcomed. It is noted Highways Services do not object subject to a condition for the parking spaces.
(iv) Potential for Flood Risk 6.9 With regard to the flooding aspect, the advice from the MUA is heavily relied upon. Within their comments rather than a flood risk assessment, they are seeking a condition to ensure a flood statement which outlines their flood resilience measurers and emergency plan for their offices. Whilst a flood risk statement is required in accordance with environment policy 10, in this case the proposal is to an existing building and is also reducing the built area of floor space from the demolition of the rear building. Given the nature and existing uses of the building, the proposal is not deemed to exacerbate the risk of flooding to this property or those adjacent buildings.
6.10 The proposed use could be made resilient to flooding given the use of the proposed ground floor is to be offices and electrical points can be raised above any flood predicted flood heights and can be noted within any approval. As the remaining building is open plan workshops with large roller shutter doors, it would not be considered applicable to try to prevent flooding to this part (office area) when the existing areas would be at risk and any flood water would find its way through the existing fabric of the building or drainage network. Therefore on balance does not accord to EP10, if advice from the MUA is followed it is not contrary to EP13.
CONCLUSION 7.1 For the above reasons, it is concluded that the planning application would not harm the use and enjoyment of neighbouring properties or the highway network and would comply with aforementioned planning policies of the Isle of Man Strategic Plan 2016 and is recommended for approval with specific considerations to Highways' and the MUAs' recommendations.
INTERESTED PERSON STATUS
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8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 (Article 6(4), the following persons are automatically interested persons: (a) The applicant, or if there is one, the applicant's agent; (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested; (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material (d) Highway Services Division of Department of Infrastructure and (e) The local authority in whose district the land the subject of the application is situated.
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 in Article 6(4) who should be given Interested Person Status. __
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the appropriate delegated authority.
Decision Made : ...Permitted... Committee Meeting Date:...01.10.2018
Signed :...J SINGLETON... Presenting Officer
Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph to the officer report).
YES/NO
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