DEC Officer Report

Application No.: 20/00812/B Applicant: DoI Public Estates & Housing Proposal: Variation to condition 2 of PA 19/01102/B to alter the associated parking provisions and location Site Address: New Factory Unit The Paddocks Jurby Industrial Estate Jurby Isle Of Man Principal Planner: Mr Chris Balmer Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 23.09.2020 _________________________________________________________________

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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

• C 2. Prior to the occupation of the ground floor of the industrial building/s, hereby approved, the car parking (14 spaces) and manoeuvring areas/forecourt as shown on the submitted drawing P-10 REV B, shall be provided in full. Thereafter the car parking and manoeuvring areas shall be retained and remain free from obstruction. The "Future Parking and Extension of Existing Road" which includes the 8 additional parking spaces and as shown in pink hatching on submitted drawing P-10 REV B, shall be provided in full prior to the occupation of the mezzanines or other wised agree in writing with the Department.

Reason: To ensure that the strategic plan car parking standards are met in the interest of highway safety in accordance with General Policy 2 and Transport Policy 7 of the Isle of Man Strategic Plan 2016.

• C 3. Prior to the occupation of the industrial building/s, hereby approved, the Carat XXL underground Firefighting water tank and associated soakaway/works as shown on the submitted drawing P-11 REV A (approved under PA 19/01102/B), date-stamped as having been received 14th October 2019, shall be provided in full and shall be retained and remain free from obstruction.

Reason: To ensure that the Strategic Plan Community Policy 10 is met in the interest of fire safety.

• C 4. Prior to the commencement of any works the applicants are required to submit details of the amount (if any) and type of species rich grassland is to be trans located to a suitable receptor site within the Jurby Industrial Estate. The applicant is highly recommended to discuss this issue with the Biodiversity Officer within DEFA prior to submitting the details. The approved details shall be fully implemented. Reason: To ensure adequate protection/mitigation of the species rich grassland."

This application has been recommended for approval for the following reason. It is considered that the proposal would comply with General Policy 2 & Transport Policy 7 of the Isle of Man Strategic Plan 2016.

Plans/Drawings/Information; This approval relates to the submitted documents and drawing P-10 REV B all received on

• 03.08.2020. _______________________________________________________________

Interested Person Status

Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 THE SITE - 1.1 The site is a presently undeveloped flat piece of grassed land which lies within Jurby Industrial estate to the north of the Jurby Estate Road and east of the A10 Jurby Coast Road. The site is surrounded by existing industrial units, albeit to the north east of the site is a woodland area and northwest is a flat grassed area, which has extant permission to building a total of 8 light industrial units.

2.0 THE PROPOSAL - 2.1 The application seeks approval for the variation to condition 2 of PA 19/01102/B to alter the associated parking provisions and location. The applicants (DOI) are proposing to only provide a total of 14 spaces initially, until the mezzanine levels are installed, when the remainder 8 spaces would them be provided. - 2.2 The application which the variation relates is for erection of detached building to provide 4 industrial units. The units which including mezzanine levels, have a total floor area of 640sqm. A total of 22 designated parking spaces are provided within the application site. There are concrete forecourts which front each unit which are clear of parking spaces.

3.0 PLANNING HISTORY - 3.1 The previous planning application is considered to be specifically material in the assessment of the current application: - 3.2 Erection of an industrial building to provide four units with associated hard standing and 22 car parking spaces - 19/01102/B - approved with the attached condition:

"C 2. Prior to the occupation of the industrial building/s, hereby approved, the car parking and manoeuvring areas/forecourt as shown on the submitted drawing P-10 REV A, datestamped as having been received 14th October 2019, shall be provided in full. Thereafter the car parking and manoeuvring areas shall be retained and remain free from obstruction.

Reason: To ensure that the strategic plan car parking standards are met in the interest of highway safety in accordance with General Policy 2 and Transport Policy 7 of the Isle of Man Strategic Plan 2016."

- 4.0 DEVELOPMENT PLAN POLICIES

4.1 The application site is within an area designated as "Airfield" identified on the Isle of Man Development Plan Order 1982. The site is not within a Conservation Area. Given the nature of the application it is appropriate to consider the following planning policies: - 4.2 General Policy 2 states: "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:

• (a) is in accordance with the design brief in the Area Plan where there is such a brief;
• (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;
• (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
• (e) does not affect adversely public views of the sea;
• (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
• (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 unacceptable effect on road safety or traffic flows on the local highways;
• (j) can be provided with all necessary services;
• (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
• (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
• (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
• (n) is designed having due regard to best practice in reducing energy consumption."

4.3 Transport Policy 7 states: "The Department will require that in all new development, parking provision must be in accordance with the Department's current standards. The current standards are set out in Appendix 7." - 4.4 Community Policy 10 states: "Proposals for the layout and development of land will be permitted only where there is provided proper access for fire-fighting vehicles and adequate supplies of water for fire-fighting purposes." - 4.5 Appendix Seven of the Strategic Plan sets out the parking standards to be applied to new development which states that light industrial, storage and distribution should have one space per 30 square metres nett floor space.

- 5.0 CONSULTATIONS

5.1 DOI Highways Services made the initial comments (15.09.2020); "Highway Services apologise for the late reply due to the submission documentation being unavailable until 9 September 2020.

For the most part the proposal is acceptable with a decrease in the amount of car parking from 22 to 14 spaces which would remain compliant with the parking standard for light industrial units at 1 in 30sqm without the mezzanine level.

One disabled space is sufficient to meet BS 8300 requirements of between 5 and 6% of the total parking amount. Its positioning at bay 1 should be reconsidered by moving it closer to the building entrance (s) and path at the proposed location of bay 8, where a user would less impeded by other vehicle movements. This would require the switching around of bays 1-8. Parking within the forecourts against goods vehicle loading docks is far from ideal safety wise, but it is noted that such arrangements are commonplace elsewhere on the island and appear to operate without issue.

Whilst under this scenario, bays 13 and 14 are acceptably located, these would need to be omitted should the further planning application come forward for an extension as this would create too many access points in close proximity and interfere with the operation of the northern car park junction, the pedestrian crossing point and the street drainage.

Additionally, there is no protection at the rear of each risking impact with any vehicle parked in the adjoining bay within the northern car park causing an increased safety risk. A restraint measure would be required.

No vehicle tracking has been provided to indicate that the bin store is reachable by the local authority's waste collection vehicle and details are necessary.

Accordingly, Highway Services consider additional information and revisions are necessary to fully support this condition variation.

Recommendation: Additional information and revisions"

• 5.1.1 Following further comments by the applicants DOI Highways made the following comments (16.09.2020): "The additional information is acceptable providing the:

• i. Rationale for the layout of the southern parking area and the position of the disabled bay.
• ii. Intention to omit bays 13 and 14 should an extension go ahead.
• iii. Details of the waste collection arrangements.

Accordingly, the proposal on further explanation is satisfactory from the highway viewpoint to raise no opposition for the alteration to parking provisions and location as shown on Drawing no: P-10 Rev B for Planning to consider allowing the variation to Condition 2 of PA19/01102/B.

Recommendation: DNO"

- 6.0 ASSESSMENT

6.1 The main issue to consider is the parking provision/highway safety.

6.2 In terms of parking requirements (i.e. 1 space per 30sqm light industrial) the proposal would meet these. The ground floor of the four units equates to 416sqm, while the mezzanine level would equate to 56sqm in total. Accordingly, the 14 spaces are sufficient for the ground floor of the units. Only when the mezzanine levels are installed is the additional parking required. - 7.0 CONCLUSION

7.1 For the reasons outlined above it is considered that the proposal would comply to Transport Policy 7 of the Isle of Man Strategic Plan 2016 and it is therefore recommended that the planning application be approved. - 8.0 INTERESTED PERSON STATUS

8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:

• (a) the applicant (including an agent acting on their behalf);
• (b) any Government Department that has made written representations that the Department considers material;
• (c) the Highways Division of the Department of Infrastructure;
• (d) Manx National Heritage where it has made written representations that the Department considers material;
• (e) Manx Utilities where it has made written representations that the Department considers material;
• (f) the local authority in whose district the land the subject of the application is situated; and
• (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.

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 above who should be given Interested Person Status

I can confirm that this decision has been made by the Director of Planning and Building Control in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date : 25.09.2020 Determining officer Signed : J CHANCE Jennifer Chance Director of Planning and Building Control

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