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CHANGE OF USE FROM INDUSTRIAL/STORAGE AND DISTRIBUTION TO INDUSTRIAL/STORAGE AND DISTRIBUTION, AND ANCILLARY RETAIL AT UNIT 14, COOIL SMITHY, ISLE OF MAN BUSINESS PARK
On behalf of
Waltons
20/00324
WANG & BUILDING
RECEIVED 09/04/2020
13 MAR 2020
CITY OF ENVIRONMENT AND AGRICULTURE Cass Associates
Studio 204B The Tea Factory 82 Wood Street Liverpool L1 4DQ
Tel: 0151 707 0110 E-mail: [email protected]
February 2020
| Project No: 1522 | Report Ref (file ref): 1522/PS Rev A | Issue Date: February 2020 |
| Originator | Checked and authorised by |
| Name of person and qualifications: Darren Muir MTCP (Hons), MSc, MRTPI | Name of person and qualifications: Graham Trewhella BSc, MCD, MRTPI |
| Job Title: Senior Planner | Job Title: Director |
| Signature: [Handwritten signature] | Signature: [Handwritten signature] |
1.1 Cass Associates has been appointed to prepare and submit an application for full planning permission for the change of use from the existing industrial/ storage and distribution use (Use Class 2.3/2.4) to a hybrid industrial/storage and distribution with ancillary retail use (2.3/2.4 and 1.1 Use Class) at Unit 14, Cooil Smithy, Isle of Man Business Park, Douglas. 1.2 The application is supported by this Planning Statement and the following documents:
1.3 Relevant planning history includes application reference 13/91117/B which was for the "erection of fourteen industrial and/or warehousing and distribution units (amendments to planning application 13/00555/B". The application was permitted on the 19th December 2013. Figure 1 shows an extract from the approved site plan with the application site highlighted. {{image:146563}}
Figure 1: Extract of Approved Site Plan (ref 13/91117/B)
1.4 The applicant has relaunched a business at the application site which had gone into liquidation in June 2019, Waltons. The business was originally established on the Isle of Man in the 1960s. Now called Waltons Direct they are the main service agent for televisions on the island. Customers' bringing their television sets for repair is a key focus of the business. In addition to this service Waltons offer a range of TV and electrical goods for sale, via both warehouse storage and distribution from the premises and a retail element where customers can purchase and collect smaller items immediately. 1.5 The applicant is the only authorised Samsung, Sony and Panasonic TV repair centre on the Isle of Man. 1.6 The site previously housed a service department and trade counter with some retailing. 1.7 The applicant has increased the amount of retail transactions at the business and as a result has been approached by the Manx government who explained that planning permission was necessary for the change of use to a hybrid 2.3 / 2.4 and 1.1 use. The applicant was not involved in the original business, which included a retail element, operating from the premises and was unaware of the need for planning consent until approach by the Manx government. 1.8 It is understood the current lawful use of the site is for Use Class 2.3 and 2.4, industrial and/or warehouse distribution. The previous occupiers did not seek to obtain planning permission for the retail element of their business during their occupancy of the unit. 1.9 The premises measures approximately 319.05 m 2 . As shown on the submitted floor plans, some of the floorspace is currently in mixed storage, distribution and retail use. The remaining space is used for servicing, repairs, office, and staff facilities. Figure 2 shows the mixed use arrangement within the premises, where items are stored for distribution and also displayed for retail.
Figure 2: Image Showing Mixed Use Area
2.1 The application site is located within the Isle of Man Business Park. 2.2 The Business Park was established in Braddan on the outskirts of Douglas to provide high-quality industrial and commercial facilities. It is home to many blue-chip organisations in banking, I.T., finance and online gaming. It is also home to a number of car dealers, training centres, food outlets, newsagents and a nursery school. 2.3 The primary use of the Isle of Man Business Park is 2.3 and 2.4 use classes; however there are a number of other uses which complement the primary use.
Figure 3: Application Location 2.4 The Business Park is located in Braddan to the west of a residential area in Douglas. East of the application site is the Spring Valley Industrial Estate. 2.5 To the north of the application site is a number of other units with a variety of uses. To the south is Cooil Road, an extension of the Business Park and open countryside.
3.1 The Isle of Man Strategic Plan (2016 update) came into operation on the 1st April 2016. It sets out the broad planning policies for the Island and provides a planning framework for the Island in line with the original Strategic Aim of the Plan: to plan for the effective provision of services and infrastructure, and to direct and control development taking into account the principles of sustainability whilst at the same time preserving, protecting and improving the quality of the environment on the Island. 3.2 Work is in progress to achieve an up to date Island Development Plan which will be made up of a Strategic Plan and a number of Area Plans covering the whole Island. 3.3 There is no current up to date Area Plan for the application site. The Braddan Local Plan was adopted in 1991 and will eventually be replaced by a new Area Plan. If, contrary to the requirements of section 2(4) of the Town and Country Planning Act 1999 (that an Area Plan is to be in general conformity with a Strategic Plan), there is any conflict between the contents of the Braddan Local Plan and the contents of the Strategic Plan, the more recently approved provisions will prevail. 3.4 Pre-application discussions took place with the Planning and Building Control Directorate on the 13th February 2020. These identified the following planning policies within the Strategic Plan (2016) which are relevant to the proposal:
3.5 One of the core aims of the Government listed in the Strategic Plan, Paragraph 2.3, is to pursue manageable and sustainable growth based on a diversified economy. 3.6 General Policy 2 relates to development within land-use zones. The land-use zones are allocated by the relevant Local Plan or Area Plan. In this instance the application site is identified as a Primarily Industrial area in the Braddan Local Plan (1991). General Policy 2 of the Strategic Plan states that development which is in accordance with the land-use zoning proposals in the appropriate Area Plan and with other policies of the Strategic Plan will normally be permitted, provided that a set list of criteria is met. The criteria relevant to the proposed change of use is as follows:
3.7 Strategic Policy 1 states that development should make the best use of resources by: a) Optimising the use of previously developed land, redundant buildings, unused and under-used land and buildings, and re-using scarce indigenous building materials;
b) Ensuring efficient use of sites, taking into account the needs for access, landscaping, open space and amenity standards; c) Being located so as to utilise existing and planned infrastructure, facilities and services. 3.8 Strategic Policy 10 requires that new development be located and designed such as to promote a more integrated transport network with the aim to: a) Minimise journeys, especially by private car; b) Make best use of public transport; c) Not adversely affect highway safety for all users; and d) Encourage pedestrian movement 3.9 Transport Policy 4 states that new and existing highways which serve any new development must be designed so as to be capable of accommodating the vehicle and pedestrian journeys generated by that development in a safe and appropriate manner, and in accordance with the environmental objectives of the plan. 3.10 Transport Policy 7 requires that parking provisions must be in accordance with the Department's current standards for all new development. 3.11 The Parking Standards provided in Appendix 7 of the Strategic Plan state that Storage and distribution is generally less labour intensive and will require one space per 100 square metres.
3.12 Also relevant, to a lesser extent, are the policies within the Braddan Local Plan 1991. 3.13 The application site is in an area allocated for Primarily Industrial uses as shown in Figure 4. However, at the time of the publication of the Local Plan the Isle of Man Business Park had not yet been built.
Figure 4: Braddan Local Plan Allocation Map
3.14 Policies relevant to the allocation are:
3.15 These policies relate to how the industrial areas will expand and set the criteria for what should be included in the future expansion of the industrial area within the allocation site. It is also noted that no further extension of any industrial areas will be permitted into areas designated as open space.
4.1 The application site has been operating as a mixed warehouse storage and distribution, general industrial and retail use. The business is inter-reliant on each of these functions, although the primary use could be described as warehouse storage and distribution as this is what necessitates the size of the unit the business is located within, and therefore the location of the business. 4.2 Due to the size of the units for sale, large bulky items, a town centre is not an appropriate location. Similarly, access for people to bring large items for repair is a key factor for the business. The current location satisfies these needs. 4.3 In accordance with the Strategic Plan, development which is in accordance with the allocation as a Primarily Industrial area in the Braddan Local Plan will normally be permitted. Where any conflict arises between the Local Plan allocation and the Strategic Plan, the more recently adopted Strategic Plan takes precedence. 4.4 The business retains its primary use as use class 2.3/2.4, however the ancillary retail element, use class 1.1, was not included in the planning permission granted in December 2013 (reference 13/91117/B). 4.5 The introduction of a retail use at the premises has not had a negative impact on highways or neighbouring amenity. Furthermore it does not prejudice the development or use of adjoining land. The retail element is secondary to the core function of storage and distribution, and service repairs (general industrial) at the site. The nature of the retail element - large and expensive items such as televisions - limits the number of additional visitors to the site as these items are generally purchased infrequently. Overall it is considered that the proposal accords with General Policy 2 of the Strategic Plan. 4.6 In accordance with Strategic Policies 1 and 10 the consolidation of services (retail, storage and distribution, and repairs) from a single location makes the most efficient use of the building and allows the business to continue operating. Cooil Road provides a footpath for pedestrians towards the Business Park from the nearby residential area in Douglas. There are also bus stops located on Cooil Road and within a short walking distance from the application site. In terms of infrastructure and services the location provides everything required to easily accommodate the retail function of the business alongside other services. 4.7 It is considered that the highway which serves the application site is capable of accommodating the vehicle and pedestrian journeys generated by the proposed mix of uses at the application site. The proposal is therefore compliant with Transport Policy 4 of the Strategic Plan. 4.8 As shown in the approved plan extract in Figure 1, the application site provides ample parking facilities. There are 6 spaces adjacent to the entrance of the business and a number of other parking spaces to the west. The applicant's lease arrangement includes dedicated use of 9 parking spaces. 4.9 The primary use of the application site is considered storage and distribution with ancillary retail and general industrial functions. The parking standards prescribed by Transport Policy 7 of the Strategic Plan require 1 space per 100 m 2 for storage and distribution uses. The application site is 319.05 m 2 . The parking requirement is therefore 3 spaces (rounding to the nearest whole number). The provision of 9 dedicated parking spaces is therefore considered sufficient to meet the needs of the business.
5.1 It has been demonstrated that the proposed introduction of an ancillary retail use (use class 1.1) at the application site would comply with relevant planning policy. 5.2 The proposal optimises the sustainable location of application site and provides the most efficient use of the building. Ample parking is provided, although the need for retail parking is tempered by the fact the premises sells high value and bulky items which most customers will arrange to be delivered. 5.3 There are environmental benefits associated with the business. It is the only authorised Samsung, Sony and Panasonic TV repair centre on the Isle of Man. Providing this service reduces the amount of electrical equipment sent to landfill or recycling centres. 5.4 In accordance with one of the core aims of the Development Plan for the Island, the applicant has sought to pursue manageable and sustainable growth based on a diversified economy. 5.5 The consistency with relevant planning policy and the benefits mentioned above should carry positive weight in the planning balance when determining this application. It is therefore kindly requested that the application is approved without delay.
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