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15/01190/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 15/01190/B Applicant : Isle Of Man Post Office Proposal : Conversion to Postal Sorting/Delivery Office with external alterations including replacement entrance porch with ramp for disabled access, installation of canopy, door alterations, creation of additional parking spaces and widening of vehicular access Site Address : Factory Gladstone Avenue Ramsey Isle Of Man IM8 2LE
Case Officer : Miss Abigail Morgan Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Officer’s Report
1.0 THE APPLICATION SITE
1.1 The application site is referred to in the application as the former factory building, Gladstone Avenue, Ramsey. The site comprises a commercial building, which it is understood is currently empty. The site is situated to the north side of Poyll Dooey Road from which it is accessed. Across the road from the site to the south east is a housing estate (Gladstone Avenue). To the north (rear) are fields, to the south is a large detached dwelling (Ridgeway House) and to the west vacant land beyond which is a business park (Gladstone Park). There is a parking area in front of the building. To the west of the car park, and within the site, is a small electricity substation.
2.0 THE PROPOSAL
2.1 The application seeks planning approval for conversion to Postal sorting/delivery office with external alterations including replacement entrance porch with ramp for disabled access, installation of canopy, door alterations, creation of additional parking spaces and widening of vehicular access.
2.2 Originally, the intended use of the building was unclear but was confirmed by the agent and the amended description has been subject to full re-consultation with the application re-advertised.
2.3 This building will then be the new Northern Delivery office, moving from the building adjacent.
3.0 PLANNING HISTORY
3.1 There have been a number of previous planning applications on this site; o 08/01322/B - approval granted in 2008 for the erection of an extension. o 08/00540/C - approval granted in 2008 for a change of use of industrial unit to an auction house. o 95/01797/B - approval granted in 1996 for the erection of an electricity substation. o 13/00744/B - approval granted in 2013 for Erection of a two storey building with single storey link and alteration of parking area. Proposed use; a) environmental ground and soil testing as amplified by the documentation received 03.09.13 or b) additional floor space/accommodation for adjacent auction house
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15/01190/B
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3.2 There are various other mostly older planning decisions, none of which is considered directly relevant to the current application.
4.0 PLANNING POLICY
4.1 The Ramsey Local Plan 1998 identifies the site and adjacent land as being in light industrial use.
4.2 General Policy 2 of the Isle of Man Strategic Plan 2007 is relevant:
'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: (c) does not affect adversely the character of the surrounding landscape or townscape; (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;
4.3 Environment Policy 22 of the Isle of Man Strategic Plan 2007 states: 'Development will not be permitted where it would unacceptably harm the environment and/or the amenity of nearby properties in terms of: iii) vibration, odour, noise or light pollution.'
4.4 Transport Policy 7of the Isle of Man Strategic Plan 2007 states:
The Department will require that in all new development, parking provision must be in accordance with the Department's current standards.
5.0 REPRESENTATIONS
5.1 Ramsey Town Commissioners, raised no objection to the application as originally publicised. 20.11.2015. No response to the re-advertising of the application.
5.2 DOI Highways Division - no objection to the original or re-advertised application. 9.12.15.
6.0 ASSESSMENT
6.1 The main issues for consideration in this application are the principle of the development in this area; effect on character and appearance of the area; effect of the proposal on neighbour amenity and parking and access.
Whether the site is a suitable location in principle 6.2 The authorised use of the property is as an Auction House. The auction house option does not strictly accord with the light industrial zoning of the site. The proposed use also doesn't fall within definition of Light Industrial; however the proposed use already takes place in the unit to the east of this building and a non-confirming, albeit compatible, use has already been permitted here. As the Northern Delivery Office already has a presence on the estate this proposal and is considered to very similar to light industrial in the way that it operates it is judged to accord with the wider aims of the Isle of Man Strategic Plan which include the encouragement of business and economic development. The proposal would help support the economy and the site has an established business use. The site is considered suitable location in principle for the proposed building and its intended use.
The effect of the proposal on the character and appearance of the area 6.3 The main bulk of the building is remaining the same. The key elements will be the tidying up of the site, with minor external alterations and the erection of the canopy, which is the continuation of
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15/01190/B
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the existing pitched roof. In the round, it is considered that the alterations and new canopy would not be harmful to the character and appearance of the area.
6.4 The enlargement of the entrance would have a minimal visual impact.
The effect of the proposal on neighbour amenity 6.5 The agent has confirmed that they will only have significant activity under the canopy between the hours of 08.30 and 10.15 whilst they deliver the morning mail for sorting and then fill the vans for delivery. The only noise will be minor vehicle movements as the vehicles have to have the engines off when loading/ unloading. There will be one delivery per day from a lorry and all other vehicles will be standard delivery vans. The agent suggested visiting the site during these times to confirm the volume of activities. A site visit was made at this time to assess the activities taking place at the current location. This confirmed what the agent had said that the main bulk of movements take place after 8.30am, with the exception of staff arriving which was earlier. The proposed canopy, where the majority of outside working will take place, is 50-60m to the nearest residential rear gardens and is separated by a road, for these reasons it is considered that the proposal should not result in any harm to neighbour amenity by way of noise or other environmental conflicts. The other alterations raise no neighbour amenity concerns.
Access and parking 6.6 The Highways Division offers no objection to the application. The means of access to the site is in the same location but is being increased in width from 5m to 6.4m (apx) and is considered sufficient to accommodate the traffic that would likely be generated. The formal setting out of the car park should actually improve the parking situation. It is considered that there would be sufficient parking spaces to serve the building. There is no evidence to suggest that the proposals would adversely impact on highway safety or the free flow of traffic.
6.7 As a result, it is concluded that the planning application does not conflict with General Policy 2 (b), (c), (g) or (i), or Environment Policy 22 (iii) of the Isle of Man Strategic Plan 2007.
7.0 RECOMMENDATION
7.1 It is recommended that permission is granted.
8.0 PARTY STATUS
8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, 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 , in this case, Department of Infrastructure Highway Services and (e) The local authority in whose district the land the subject of the application is situated.
Department of Environment, Food and Agriculture Fisheries are part of the same Department as is the planning authority and as such should not be afforded interested person status under the Order.
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.
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15/01190/B
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Recommendation
Recommended Decision:
Permitted Date of Recommendation: 11.01.2016
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.
This approval relates to drawing nos 03 and 04 all date stamped as received on 27 October 2015, drawings nos 01 Rev 09, 02 Rev 01 and 05 Rev 1 all date stamped as received on 23 Novebmer 2015 and Email Information date stamped 25 Novebmer 2015.
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: 12.01.2016
Determining officer
Signed : S CORLETT Sarah Corlett
Senior Planning Officer
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