30 September 2020 · Planning Committee
Office Workshop & Premises, Peel Road, Braddan, Douglas, Isle Of Man, IM4 4le
The proposal involves building 17 general industrial units in four blocks on a former builders yard site adjacent to Peel Road, with footprints of 950-1100 ft² per unit, ridge height 7.3m, eaves 6m, featuring green insulated cladding, rendered blockwork, grey insulated roofs, mezzanines, roller shutters, and WCs.
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The officer assessed the proposal against GP2, SP1/4/5/6/7/10, EP7/10/22, BP1/2/5, TP7, finding it acceptable in principle as the site is zoned Predominantly Industrial (Braddan 1991) and underused as…
General Policy 2
Requires development to respect site/surroundings (b), not harm landscape/townscape (c), protect habitats/watercourses (d), incorporate trees (f), protect amenity (g), provide access/parking (h), not harm highways (i), avoid flood risk (l). Assessed compliant: scale/layout enhances site, distances protect amenity, conditions safeguard environment/highways, no flood risk.
Strategic Policy 1
Best use of previously developed land, efficient site use. Site brownfield builders yard, optimises industrial zoning.
Strategic Policy 4
No unacceptable pollution/disturbance. Noise/light conditions, drainage protect neighbours/river.
Spatial Policy 5
Positive environmental contribution via Design Statement. Modern units improve over untidy yard.
Strategic Policy 6 - Major employment-generating development
Employment development on zoned land. Near Douglas, supports Employment Land Review.
Strategic Policy 7
Retain zoned industrial land. Previous residential refusal reinforces.
Strategic Policy 10
Integrated transport, highway safety. Visibility splays, parking compliant.
Environment Policy 7
Protect watercourses, no works <8m without assessment. Attenuation/cascade/fencing, cofferdam, no objection from Inland Fisheries.
Environment Policy 10 - Development and flood risk
Flood risk assessment if risk. Site above flood zones per MUA map.
Environmental Policy 22
No unacceptable noise/light pollution. Strict dB limits, insulation condition.
Business Policy 1
Encourage employment growth if policy compliant. Potential jobs on zoned land.
Business Policy 2
Industrial land designation considering scale/access/utilities. Appropriate to area.
Business Policy 5
Zoned industrial for industrial/storage only, limited retail. Condition restricts to general industrial.
Transport Policy 7
Parking per standards (1/50m²). 43+17 spaces compliant, Highways no objection.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Watercourse works timing
Any works to the watercourse bank and channel are restricted to the period July to September (inclusive).
Watercourse method statement
Works to the water course bank are conducted according to written method statements agreed in advance with the Inland Fisheries Section of the Fisheries Directorate, DEFA.
Use restriction
The units may be used only for general industrial purposes.
Prohibited processes
No industrial process shall be operated at these premises such as prescribed under the UK 'The Environmental Protection (Prescribed Processes and Substances) Regulations 1991, namely: 1. The production of fuel and power 2. Metal production and processing 3. Mineral industries 4. Chemical Industry 5. Waste Disposal & Recycling 6. Other Processes.
Cladding colour
The external cladding may only be dark green, unless otherwise approved in writing by the Planning Authority.
Parking provision
The development hereby approved may not be occupied until such time as the associated parking and manoeuvring areas have been completed and set out as shown in the approved plans. Thereafter the parking spaces shall be kept free from obstruction and used only for the parking of vehicles.
Landscaping maintenance
All planting shall be carried out in accordance with the approved details in the next available planting and seeding seasons. Any tree or shrub which within a period of 5 years from the completion of the landscaping works, is removed, or becomes seriously damaged or diseased shall be replaced in the next planting season with another similar size and species, unless the Planning Authority gives written consent to any variation.
Mezzanine restriction
Notwithstanding the meaning of development in Section 6 of the Town and Country Planning Act 1999 or any act or revoking or re-enacting that Act, no mezzanine floor, other than those shown in the approved plans shall be constructed without a further application for planning permission being submitted and approved.
External storage ban
No items of machinery or any equipment or other goods shall be kept outside of any buildings and all activities shall be undertaken within the buildings unless otherwise agreed in writing by the Planning Authority.
Waste storage
No waste or any other such material shall be stored outside of the units except within the concrete amenity area shown on drawing 101 RevF unless otherwise agreed in writing by the Planning Authority. Any request to the Planning Authority shall provide details of the receptacles in which the material is to be stored and the length of time the storage is required.
Lighting scheme
No external lighting shall be permitted except that as approved as part of a lighting scheme to be submitted to and approved by the Planning Authority.
Hours of use
The buildings shall be used only from Monday to Saturday inclusive and no activity or business shall be carried out therein on Sundays or Bank Holidays unless otherwise agreed in writing with the Planning Authority.
Noise levels
Noise levels from any plant, processes or equipment at the proposed industrial development measured at neighbouring residential premises including gardens, between the hours of 0700 - 2000 hrs (day-time) shall not exceed 50 dB LAeq, 1 hour; and noise levels from any plant, processes or equipment at the proposed industrial development measured at the external facade of neighbouring residential premises, between the hours of 2000 - 0700 hrs (night-time) shall not exceed 45 dB LAeq, 5 minute.
Noise insulation
No development may commence until such time as details of noise insulation in the walls and roof of the building are submitted to and approved in writing by the Planning Authority; the approved insulation measures shall be installed prior to first occupation of the buildings and thereafter retained.
Tree protection
All existing trees shown on the site as being retained must, prior to the commencement of any excavation or building work on site, be protected by the erection of protective fencing under the drip line of each tree. During construction no building, storage, or excavation may be undertaken within the protected areas unless authorised in writing by the Planning Authority.
Rear fencing
Prior to the occupation of any of the industrial units the fencing as proposed to the rear (east) of the site shall be erected and thereafter retained.
Access improvements
No development shall commence until the access improvement works shown on the approved drawings are completed and visibility splays are in place. The visibility splays shall be kept free from obstruction thereafter.
no objection
no objection subject to conditions for access, visibility splay, vehicle and pedestrian area
no objection
discharge license required under Water Pollution Act 1993
does not object but recommends no cherry laurel planted
seeking protection of existing trees for Daubenton's bats, native species planting
seeking bat assessment and protection measures
no comments
Highways provides conditional no objection after revisions; DEFA Inland Fisheries has no objection; multiple local residents strongly object citing parking inadequacy, noise/light pollution, traffic safety, over-intensive development, and environmental impacts.
Key concern: parking inadequacy if units used for light industrial rather than general industrial
Department of Infrastructure Highways
Conditional No ObjectionThe proposal is unlikely to give rise to significant negative impacts on the adjoining network in terms of highway safety or network efficiency; This allows the highway objection to be withdrawn in favour of no opposition with conditions; Recommendation: DNOC
Conditions requested: access, visibility, splay vehicle and pedestrian areas to accord with drawing no’s: 101 Rev D; 20/146/TR/001 Rev B; 20/146/TR/003 Rev B; and 20/146/TR/004 Rev B; separate approval for junction upgrade under s109(A) Highway Agreement
DEFA Inland Fisheries
No ObjectionDEFA, fisheries have no objections to this development from a fisheries perspective, provided that there is no adverse effect on the adjacent watercourse
Conditions requested: no adverse effect on the adjacent watercourse
4 River Walk
Objectionthe application should be REFUSED; Until such time as these reports are brought up to date the application should be refused; noise levels from any plant... shall not exceed 50 dB LAeq, 1 hour (day-time); ...45dB LAeq, 5 minute (night-time)
Tethers End / 12 River Walk
Objectionwe therefore recommend the application be REFUSED; the switch from 'light industrial' to 'general industrial' will be seen for what it is, a legal sidestep
3 River Heights
Objectionwe recommend that the application is refused
