Loading document...
==== PAGE 1 ====
17/00830/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 17/00830/B Applicant : N3M3Sis Paints Proposal : Installation of a flue and intake duct Site Address : Unit 10 New Units Balthane Industrial Estate Balthane Ballasalla Isle Of Man IM9 2AX
Case Officer : Miss Lucy Kinrade Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 06.10.2017 __
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.
N 1. The applicant is advised to communicate with Manx Utilities with regards to any effluent discharge into main sewer and to obtain any relevant agreement or licence relating to such discharge. In the interest of the conditions relating to the original approval of the industrial units and the capacity of the existing drainage systems.
Plans/Drawings/Information;
This approval relates to drawing numbers BL-001, BL-002, BL-003, BL-004 date stamped and received 03/08/2017 and email and 2 x spray booth specification sheets date stamped 09/08/2017.
__
Interested Person Status - Additional Persons
NONE __
==== PAGE 2 ====
17/00830/B Page 2 of 4
Officer’s Report
THE APPLICATION SITE 1.1 The application site is Unit 10, Block B, Balthane Industrial Estate. The unit sits forms part of a larger building comprising another 5 units which sit adjacent to a similar size and style industrial building (Block A) also comprising 6 units. Each of the units has front elevation facing over a central area of hardstanding and parking associated to each unit.
1.2 These units are located on the eastern side of the main estate road just south of the main entrance and junction with the A5 leading to the Airport.
1.3 The 3 existing industrial buildings form part of a larger approved scheme PA 04/00024/B for 56 industrial units within 10 larger industrial building.
1.4 All of the units within Block B have a large roller shutter door and a single access door on the front elevation. The entire building has an eaves level of 5.6m and a central ridge 6.2m. The rear of Block B backs onto the rear of Block C. A small service lane runs between with each unit having a single access door at the rear.
THE PROPOSAL 2.1 The planning application seeks approval for the installation of an extraction and filtration system for a spray painting booth. The system includes the installation of a galvanised steel exhaust on the rear elevation. The duct will project from the rear elevation at 3.3m above ground level. The exhaust duct will have a diameter of approx. 800mm and will run up the rear elevation with a 3.4m tall stack. Directly adjacent to the exhaust will be an inlet duct running almost flush with the rear elevation with a similar 800m diameter and fitted with a mesh grille.
2.2 The extraction and filtration system has a noise level around 75 dB and comprises EU5 input filters and EU2 and EU3 extract filters.
EU2 and EU3 Effective against larger pollen (>85%) and larger atmospheric dust. Limited effect against dust and blacking particles. Used for Heating and cooling units in electrical transformers, garages, industrial halls, offices in industry.
EU5 Effective against pollen and finer atmospheric dust Considerable effect against smoke. No effect against tobacco smoke. Used in Churches, sport halls, department stores, schools, hotels and Food stores.
PLANNING HISTORY 3.1 The 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. The original application for the development of the units was approved in 2004 under PA 04/00024/B for the development of land to provide 56 Industrial Starter Units including access, parking and landscaping. The application was approved subject to a number of conditions, one of which relates to the 'dry industry' use of the units only and no 'wet industry' use which would increase water discharge in to the foul sewer.
PLANNING POLICY 4.1 In terms of local plan policy, the site lies within an area designated for Industrial on the Area Plan for the South 2013.
4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains one policy that is considered specifically material to the assessment of this current planning application:
General Policy 2 states (in part):
==== PAGE 3 ====
17/00830/B Page 3 of 4
"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:
(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; (g) does not affect adversely the amenity of local residents or the character of the locality; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them."
REPRESENTATIONS 5.1 Malew Parish Commissioners have no objection to the current planning application (06/09/2017).
5.2 The Department of Infrastructure have indicated no highways interest in the application (18/08/2017).
ASSESSMENT 6.1 The fundamental issues to consider in the assessment of this application are the impacts upon the visual amenity of the existing building and the wider area and impacts upon amenity of the neighbouring industrial units with regards to noise and smell.
6.2 The application site is within a wider area of industrial use comprising a mix of industrial business such as car restoration, builders merchants and demolition and plant hire. The installation of a new duct system for both extraction and filtration on the rear elevation of Unit 10 has an industrial appearance and would not be uncommon in such an area. It is not expected to impact the character of the area due. Its location at the rear also limits views from most public thoroughfare.
6.3 The system is to facilitate a new spray booth located within the industrial unit. The noise levels of the system will be 75 Db, this equates to a similar noise level of a hoover or a toilet flush. Given the location of the unit within an industrial area it is not expected that this would be considered significant enough to adversely affect the amenity of the neighbours.
6.4 The spray booth comes as a kit with the extract and filtration unit being supplied with regulated levels of filtration EU2,EU3 and EU5. It is expected that the filtration system will not have a smell impact on the neighbours and the height of the extract being 6.7m above ground level also helps to ensure any remaining smells will be expelled above the roof of the existing unit, ensure limited impact on neighbouring units.
6.5 The use of the unit falls within the approved 'dry industrial' use. It has been considered that a note be added to the application advising the applicant to speak with Manx Utilities regarding any potential effluent discharge from the proposed use of the unit and the spray painting booth.
CONCLUSION 7.1 It is concluded that the installation of the duct systems would have limited impact on the appearance of the industrial unit and the wider industrial area and would have limited impact or harm on the amenity of neighbouring units. The application is considered acceptable and to meet with the relevant parts of General Policy 2 of the Isle of Man Strategic Plan 2016.
INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 (Article 6(4), the following persons are automatically interested persons: (a) The applicant, or if there is one, the applicant's agent;
==== PAGE 4 ====
17/00830/B Page 4 of 4
(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) Highway Services Division of Department of Infrastructure and (e) The local authority in whose district the land the subject of the application is situated.
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 in Article 6(4) who should be given Interested Person Status. __
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: 13.10.2017
Determining officer
Signed : C BALMER
Chris Balmer
Senior Planning Officer
Customer note
This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.
Copyright in submitted documents remains with their authors. Request removal