Officer Report

Application No.: 15/01213/B Applicant: Quay Properties Ltd Proposal: Erection of twelve light industrial units with ancillary car parking and extension to existing private industrial road Site Address: Former Gas Works South Quay Industrial Estate South Quay Douglas Isle of Man Case Officer : Mr Chris Balmer Photo Taken: 17.11.2015 Site Visit: 17.11.2015 Expected Decision Level: Planning Committee

Officer’s Report

THE APPLICATION IS BEFORE THE PLANNING COMMITTEE AT THE REQUEST OF THE HEAD OF DEVELOPMENT MANAGEMENT

1.0 THE SITE - 1.1 The application site is the curtilage of the Former Gas Works, South Quay Industrial Estate, South Quay, Douglas located to the south of South Quay and southwest of the roundabout junction with South Quay and Douglas Head Road. The main portion of the site is elevated, looking towards the inner harbour. - 1.2 Currently the site is characterised by being a larger open area of concentre hardstanding. The former gas tanks and associated building have been cleared from the site. The site is bounded to the south and south west by the faces of the former quarry. - 1.3 The site is accessed via an existing industrial estate road to the east of the site. This estate road serves a number of industrial business and accesses directly onto South Quay.

2.0 THE PROPOSAL - 2.1 The application seeks the erection of twelve light industrial units with ancillary car parking and extension to existing private industrial road. The twelve units shown vary in size from;

• o 71/72 sqm units (Units 1 to 10); and
• o 200 sqm (Units 11 & 12);

2.2 A total of 36 car parking spaces would be available throughout the site which has also been demonstrated on the proposed site plan. - 2.3 Units 1 to 5 would essentially form a terrace of industrial units having an overall width of 31.5 metres, a depth of 12.5 metres and a ridge height of 7.5 metres. These would run parallel with the southern boundary of the site. Units 6 to 10 would have the same layout and dimensions as Units 1 to 5, albeit be located to the western boundary of the site, directly opposite Units 1 to 5, leaving a 17 metres gap between the frontages of the units. Units 11 and 12 would be located to the south boundary of the site. These two units would be joined, having an overall width of 14.5 metres, a depth of 29.8 and a ridge height of 7.6 metres. All units would be finished with 'Goose

wind grey' roof panels, and a mixture of fairfaced block work with 'medium grey' wall claddings above.

3.0 PLANNING HISTORY - 3.1 The following previous planning application is considered to be specifically material in the assessment of the current application: - 3.2 Approval in principle for the development of the site for residential and retail / commercial purposes - 08/01418/A - REFUSED

4.0 DEVELOPMENT PLAN POLICIES - 4.1 The application site is within an area zoned as "Light Industrial" identified on the Douglas Local Plan Order 1998. 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 Business Policy 5 states: "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:

• a) The items to be sold could not reasonably be sold from a town centre location because of their size or nature; or
• b) The items to be sold are produced on the site and their sale could not reasonably be severed from the overall business; 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."

4.4 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 do not oppose and make the following comments (received on 11.03.16); "If the application is to be approved the following conditions should be attached: 1.Car parking and manoeuvring areas shall be provided and remain free from obstruction. Reason: In the interest of highway safety." - 5.2 Douglas Borough Council does not object (17.11.2015). - 5.3 DEFA - Forestry, Amenity and Lands Directory indicate there is no wildlife issues which would occur by the proposed development (received on 30.11.2015).

6.0 ASSESSMENT - 6.1 The application seeks approval for the erection of twelve light industrial units. The main issues to consider in the assessment of the application are the principle of developing the site for light industrial purposes, potential impact upon the street scene, and potential highway issues/parking provision. PRINCIPLE OF DEVELOPING THE SITE FOR LIGHT INDUSTRIAL PURPOSES - 6.2 The application is for the development of a building to provide twelve light industrial units; therefore the proposed development complies with the land use zoning as designated by the Douglas Local Plan. Furthermore, the site is a brownfield site, having being used for industrial purposes previously. Accordingly, it is considered the principle of re-developing this site for light industrial purposes is appropriate. POTENTIAL IMPACT UPON THE STREET SCENE - 6.3 In relation to the impact upon the street scene, the application is set behind existing office/industrial buildings which front onto South Quay. However, the site is elevated and therefore whilst views when on the South Quay would be limited, more distance views across the harbour on North Quay are potentially going to be greater. However, whilst parts of the units will be apparent, namely the northern gable and parts of the western elevations of Units 6 to 10; it is not considered the impact of these units would be so great to warrant a refusal. There are a number of buildings in the area and fronting South Quay which are larger. A condition should be attached which require further details of the external finishes to ensure the colours will help blend the units with the quarry face, which forms the backdrop of the proposed units. - 6.4 Overall, it is considered an arrangement of units as shown and their size, design and finish would be appropriate for the site, and would not unduly affect the visual amenities of the street scene. POTENTIAL HIGHWAY ISSUES/PARKING PROVISION - 6.5 In relation to parking provision within the site, the twelve light industrial units equate to a total floor area of 1,118 square metres. Therefore, 37 spaces(1118/30=37) are required. The submission shows a total of 36 spaces therefore slightly below the parking standard requirements of the IOM Strategic Plan, although there is space within the site to accommodate a further parking space. - 6.6 Highway Services have considered the scheme in terms of parking standards, manoeuvrability of vehicles within the site and highway safety matters and have no objection to the proposal.

7.0 RECOMMENDATION - 7.1 For the reasons outlined above it is considered that the planning application is in accordance with General Policy 2 and Business Policy 5 of the Isle of Man Strategic Plan 2007 and the Douglas Local Plan, and it is therefore recommended that the planning application be approved.

8.0 PARTY STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 as modified by the Transfer of Planning and Building Control Functions Order 2015, the following persons are automatically interested persons:

• (a) The applicant, or if there is one, the applicant's agent;
• (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested;
• (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material;
• (d) The Highways Services of the Department of Infrastructure; and
• (e) The local authority in whose district the land the subject of the application is situated.

With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.

Recommendation Recommended Decision: Permitted Date of Recommendation: 14.03.2016 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. The development hereby approved shall not be occupied or operated until the parking and turning areas have been provided in accordance with the approved plans. Such areas shall not be used for any purpose other than the parking and turning of vehicles associated with the development and shall remain free of obstruction for such use at all times.

Reason: To ensure that sufficient provision is made for off-street parking and turning of vehicles in the interests of highway safety.

• C 3. No development shall commence until a schedule of materials and finishes and samples of the materials to be used in the construction of the external surfaces, including roofs, have been submitted to and approved in writing by the Department. The development shall not be carried out unless in accordance with the approved details. Reason: In the interests of the character and appearance of the site and surrounding area.

• C 4. All planting, seeding or turfing comprised in the approved drawing 02 must be carried out in the first planting and seeding seasons following the occupation of the units. Any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species. Reason: To ensure the provision of an appropriate landscape setting to the development.

This approval relates to drawings reference numbers 01, 02, 03, 04 and 05 all received on 3rd November 2015.

I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the appropriate delegated authority.

Decision Made : Approved Committee Meeting Date:29.03.2016

Signed :C Balmer Presenting Officer

Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph to the officer report).

Signatory to delete as appropriate YES/NO

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