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The site is the curtilage of an existing building situated on the northern side of the western arm of Balthane Road as it runs through the industrial estate. The building on the site is a large glass finished structure with two floors of accommodation - on the ground floor there is a large open space which is two floors high, with offices and a reception alongside. On the first floor there is a small mezzanine level at the rear and a first floor of offices, toilets and shower facilities above the reception.
There is parking alongside the building in the form of ten spaces mainly along the side of the property.
Elsewhere along this street are industrial buildings accommodating a range of activities - packaging, transportation, metal services, building services - in the units across the road, which are largely single storey. The building on the same side of the road and to the east is a more industrial style building with a brick finish and sheeted roof and which accommodates a marine servicing operation.
Seren, can we add a condition that the use be of the repair + sale of motorcycles + accessories and force should be, possibly of any other goods unless otherwise agreed in writing by the Plug-Out.
The application building is probably the most striking and best designed of all those in the streetscene and one of the few with landscaping at the perimeter.
Balthane Industrial Estate accommodates a range of activities - boat building, demolition and construction companies, stone engraving, waste processing, car valeting and parking, car body repair, storage and a limited range of sales outlets - tiles and bathrooms, kitchen design and installation, boat parts and motor vehicles at Athol Garage towards the entrance to the estate.
The site lies within an area designated as Industrial on the Town and Country Planning (Development Plan) Order 1982 and the draft Southern Area Plan.
Proposed is the conversion of the building to accommodate the sale and repair of motorcycles. No changes to the building are proposed.
The Strategic Plan contains policies which guide where industrial and retail developments should be located. It states:
"9.2.6 Since the adoption of the Braddan Local Plan in 1991, pressure has been growing for the inclusion within industrial areas of a variety of retail-related uses, with some applications being successful. Those which have been successful have generally fallen into one of the following two categories:
a) developments of a retail nature where the items being retailed cannot generally be sold from a high street or town centre location, e.g. motor cars, builders' materials, agricultural equipment and feed; and
b) developments which in themselves are not retail but comprise elements of retail use which are inextricably linked to the primary use of the building or site - e.g. tailor-made clothing or video tapes manufactured on the premises.
However, there are good reasons not only for directing most retail uses to town centre locations but also for reserving industrial land for its designated purpose. It is important to ensure that sufficient suitable land is available for industrial development. In any case, most industrial estates are unsuitable as environments for shoppers. The following policy is therefore appropriate:
Business Policy 5: 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 where either:
and, in respect of (a) or (b), where it can be demonstrated that the sales would not detract from the vitality and viability of the appropriate town centre shopping area."
The building was approved as an industrial unit with associated offices, under PA 95/0784, the original applicant being Quality Laser Optics Ltd.
Highways and Traffic Division and Malew Parish Commissioners indicate that they do not oppose the application.
Permission has relatively recently been granted for the creation of a car sales outlet at the entrance to the estate, on land which is part of the same designation as the application site – that is, predominantly industrial. The Strategic Plan sets out situations where industrial land may be considered suitable for retail uses and this includes the sale of motor vehicles which generally speaking cannot easily be sold from a high street or town centre location. Outlets in such locations struggle for car parking for their staff and customers (see Road and Track in Tynwald Street for example).
Other motorcycle retailers on the Island are mainly located within industrial areas – Paul Dedman in Ramsey, Kingswood Honda in Douglas, Jason Griffiths in Castletown.
The premises are modern in appearance and would suit the display of good for sale and motorcycles would fit in with the type of goods which are permissible for sale within industrial areas, according to the Strategic Plan. There are sufficient spaces to accommodate staff and customers and there is a very wide pavement in front of the building which is included in the site, which could be used for the display of motorcycles for sale, in place of the parked vehicles which are presently there.
As such, it is considered that the proposed use would be compatible with the provisions of the Strategic Plan and would not result in any adverse impact on the appearance of the area or the amenities of those on adjacent sites.
The local authority, Malew Parish Commissioners are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status.
The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.
Recommended Decision: Permitted
Date of Recommendation: 12.08.2011
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1.
The use must be taken up within four years of the date of this notice in order for this approval to remain valid after that time.
C 2. This permission relates to the use of the premises shown in drawings received on 12th July 2011, as a motorcycle repair and sales operation.
N 1. Any proposed signage must form the subject of a further application under the Advertisements Regulations 2005.
N 2. No permission is granted or implied for the display of vehicles for sale on the public highway.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager.
Decision Made : Permitted Date : ...
Signed : ... Michael Gallagher Director of Planning and Building Control Delete as appropriate
Signed : ... Jennifer Chance Development Control Manager
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