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18/01110/B Page 1 of 3
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 18/01110/B Applicant : Dandara Commercial Limited Proposal : Erection of 15 industrial units in two separate blocks Site Address : Land To The East Of Block D Balthane Park Off Balthane Road Balthane Industrial Estate Balthane Ballasalla Isle Of Man
Principal Planner: Mr Chris Balmer Photo Taken : 08.11.2018 Site Visit : 08.11.2018 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 29.11.2018 __
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 any building the car parking and manoeuvring areas shall be provided and remain free from obstruction thereafter and remain available to the users of the corresponding industrial unit.
Reason: To ensure that the strategic plan car parking standards are met in the interest of highway safety.
Plans/Drawings/Information;
This approval relates to the submitted documents and drawings reference numbers APL 200 A, APL 201 B and APL 204 A all received on 23rd October 2018. __
Interested Person Status - Additional Persons
None __
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18/01110/B Page 2 of 3
Officer’s Report
1.0 THE SITE 1.1 The site is an as yet undeveloped plot of industrial land situated to the north east of the Balthane estate road and to the east of recently industrial units. What exists and what has approval is similar in layout and appearance - modern sheet-clad buildings with dark grey lower external walls and lighter grey higher walling and roofing with a variety of windows in the ground and first floors and various pedestrian and vehicular door openings on the ground floor.
2.0 THE PROPOSAL 2.1 Proposed is the construction of two detached blocks, the easterly most block has a total of five units within, while the western block has a total of 10 units.
3.0 PLANNING POLICY 3.1 The site lies within an area designated on the Area Plan for the South as Industrial. As the proposal is for an industrial use (including storage and distribution), the general standards of development set out in General Policy 2 are applicable as follows:
"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 space around them; c) does not affect adversely the character of the surrounding landscape or townscape; 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 adverse effect on road safety or traffic flows on the local highways; k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan."
4.0 PLANNING HISTORY 4.1 Various planning approvals have been approved on part of this site and in the immediate area of industrial units, these include:
4.2 Erection of block of 12 industrial units (revision to approved PA 12/00062/B) - 17/00325/B - APPROVED - not include any part of application site;
4.3 Erection of 20 industrial units (including storage and distribution) (amendment to approved PA 04/00024/B) with access, parking and drainage infrastructure - 12/00062/B - APPROVED - included the western most block of the current application but with five units rather than ten proposed now.
4.4 Development of land to provide 56 Industrial Starter Units including access, parking and landscaping - 04/00024/B - APPROVED
4.5 Approval in principle for development of land for light industrial use including access, parking and landscaping - 02/02414/A - APPROVED
5.0 REPRESENTATIONS 5.1 Malew Parish Commissioners have no objection (07.11.2018).
6.0 ASSESSMENT
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18/01110/B Page 3 of 3
6.1 The proposed development is compatible with the zoning on the adopted and proposed land use plan and with the existing units immediately to the west. The units would be similar to the existing units alongside and there would be no adverse impact from the proposal.
6.2 The application form indicates that there would be 1510 floor space. Appendix 7 of the Strategic Plan gives the standard for light industrial as 1 space per 30 metres of nett floor space and for general industrial as 1 space per 50 square metres of gross floor space and storage and distribution as 1 space per 100 square metres gross floor space. If it was all Light Industrial (and there were no floor space netted off) this would give a requirement of 50 spaces. If it was all General Industrial this would give a requirement of 30 spaces. If it was all storage/distribution this would give a requirement of 15 spaces. The mean average requirement would 32 spaces (although in reality it could be a mix of all uses or entirely used for one). The application proposed 35 spaces. This would be sufficient for general industrial, storage/distribution and the mean average of all three uses but would not be sufficient if the whole site was used for light industrial. On balance it is considered that there is sufficient parking.
7.0 CONCLUSION 7.1 It is recommended that the application be approved.
8.0 INTERESTED PERSON STATUS 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 can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted Date : 05.12.2018
Determining officer
Signed : S BUTLER
Stephen Butler
Head of Development Management
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