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16/00649/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 16/00649/B Applicant : E B Holdings Ltd Proposal : Erection of an industrial building Site Address : Unit J White Hoe Industrial Estate Old Castletown Road Douglas Isle Of Man
Case Officer : Mr Jason Singleton Photo Taken : 10.08.2016 Site Visit : 10.08.2016 Expected Decision Level : Officer Delegation
Officer’s Report
APPLICATION SITE 1.1 The application site is a piece of land which lies within the White Hoe Industrial estate on the northern side of the A25 Old Castletown Road. The site lies lower than the public highway and is accessed therefrom by an estate road which runs from the west of the IRIS pump station and to the east of an existing car park and three existing industrial units whose ridges run west to east. The site is part of a wider area which runs north as far as the steam railway line.
1.2 Within the estate there are 8 already built units of varying dimensions, there is a common theme in colour and design of the buildings.
THE PROPOSAL 2.1 Proposed is the erection of a light industrial building on the site together with fourteen parking spaces to the north of the building. The building would measure 22.7m by 18.6m, 5.8m to the eaves and 8.0m to the ridge. The building will be finished in light green cladding and mid green trim, matching the existing building to the east within the site.
2.2 The building is proposed to be used for light industrial or storage and distribution purposes. The building has an internal nett floor area of 420 sq m.
PLANNING HISTORY 3.1 This application site has not been the subject of any previous planning applications that are considered specifically material to the assessment of this current planning application.
3.2 Within the immediate area/ estate there have been a number of approvals for the erection of light industrial buildings.
14/00948/B - Construction of a light industrial or storage and distribution unit. Approved.
13/00334/C - Change of use from light industrial to a gymnasium - Approved.
11/00754/B - Erection of an industrial/storage building with forecourt car parking - Approved.
10/01257/B - Retention of a building comprising of 4 units to be used for light industrial or storage / distribution purposes, and the retention of a hard standing area for additional car parking. Approved. 10/01256/C - Change of use from light industrial or storage / distribution to warehousing and retail of building materials. Approved 07/01212/B - Creation of an Industrial Estate layout. Approved.
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16/00649/B
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DEVELOPMENT PLAN POLICIES 4.1 In terms of local plan policy, the site lies within an area designated on the Douglas Local Plan of 1998 as part of a wider area of Open Space and Woodland (Private Woodland). Although the site now forms part of a wider established industrial estate as approved under PA 07/01212/B.
4.2 Despite being contrary to the land use designation, the existing development is in accordance with a valid planning approval and as such, the general standards of development should be applied:
4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains two policies that are considered materially relevant to the assessment of this current planning application:
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; 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."
4.3 Transport Policy 7: 'The Department will require that in all new development, parking provision must be in accordance with the Department's current standards.' The standard in respect of light industrial requires there to be one parking space per 30 sq m of floor space for light industrial use, one per 50 sq m of industrial floor space and 1 per 100 sq m of storage and distribution floor space.
REPRESENTATIONS 5.1 Douglas Borough Council have no objection (08/07/16) 5.2 Highway Services does not oppose (23/08/16) this application subject to the following condition:
Prior to the occupation of the building the car parking and manoeuvring space shown on drawing no EBH-16-J-1 dated may 2016 shall be provided and maintained free from obstruction thereafter.
ASSESSMENT 6.1 The fundamental issues to consider in the assessment of this planning application are; (i) the impact of the proposed development on the character and appearance of the surrounding area.
6.2 The proposed use and building would be compatible with the original permission and surrounding buildings. The development will have little in the way of visual impact in terms of change to the character and appearance of the area as it is a developing industrial estate with buildings of a similar character already on the site. In agreement
6.3 With regard to parking 14 spaces have been provided on the basis the use will be for light industrial which is at the upper end of parking requirements should the use change to general industrial.
6.4 Department of Infrastructure Highway Services has been advised to confirm why they sought to defer the application but no response has been received at the time of writing.
RECOMMENDATION
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16/00649/B
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7.1 Overall, it is concluded that the planning application is in accordance with aforementioned General Policies of the Isle of Man Strategic Plan 2016 and is recommended for approval.
INTERESTED PERSON STATUS 8.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure)(No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application; Highway Services, and the Local Authority in whose district the land the subject of the application sits.
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 18.08.2016
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 the building the car parking and manoeuvring space shown on drawing no EBH-16-J-1 dated 6th May 2016 shall be provided and maintained free from obstruction thereafter.
Reason: in the interests of highway safety.
This approval relates to drawings submitted on the 6th June 2016, referenced, EBH-16-J-1; EBH-16- J-2 and EBH-16-J-3
I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted
Date: 23.08.2016
Determining officer
Signed : S CORLETT Sarah Corlett
Senior Planning Officer
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16/00649/B
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