Unit D Balderton Court Balthane Ballasalla Isle Of Man
Officer's Report
Introduction
This application seeks permission for the erection of an industrial/storage building in an area zoned as Industrial. The application is considered to be acceptable and is in accordance with the relevant policies of the Isle of Man Strategic Plan.
The Site
The application site is the curtilage of Unit D, Balderton Court, Balthane, Ballasalla. The application site is a vacant plot of land, to the south west of the application site there is an industrial building and then beyond that there is another. To the south east of the application site there is another industrial building. All of these buildings are within the same ownership as the application site.
To the north east of the application site there are a number of other buildings which are outside the ownership of the applicant.
The Proposal
The application seeks approval for the erection of an industrial/storage building to provide seven units. The building would be constructed of steelwork with blockwork walls for the first 2m from ground level with coated insulated panels above. The south east elevation would have powder coated aluminium with double glazing for the first 2m from ground level.
The building would have no other windows in the side elevations or the rear elevation. There would be 29 insulated rooflights installed in the front and rear roof slopes.
In the front elevation there would be seven roller shutter doors, pedestrian doors and windows.
There would be approximately 1.3m between the rear elevation and the boundary shared with the adjacent property "GE White", there would be a distance of approximately 2m between the rear elevation of the proposed building and the rear elevation of "GE White". There are windows in the rear elevation of the "GE White" building, but there are also some in the side elevation.
Case Officer:
Miss Laura Davy
Photo Taken:
14.03.2012
Site Visit:
14.03.2012
Expected Decision Level:
Officer Delegation
Planning History
The most recent previous applications have been for the erection of industrial/storage units, these applications were approved and have now been implemented.
Development Plan Policies
The application site is in an area zoned as "Industrial" identified on the 1982 Development Plan. On the Modified Draft Area Plan for the South 2011 the application site is also in an area zoned as "Industrial/Business Park". It is appropriate to consider General Policy 2 and Business Policy 5 of the Isle of Man Strategic Plan (20th June 2007).
General Policy 2
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; n) Is designed having due regard to best practice in reducing energy consumption.
Business Policy 5
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 served from the overall business;
And, in respect of a) and b), where it can be demonstrated that the sales would not detract from the vitality and viability of the appropriate town centre shopping area.
Consultations
Malew Commissioners have no objections
Highways Division recommend approval as it has no adverse traffic management, parking or road safety implications. Note: Parking provided in accordance with the Isle of Man Strategic Plan.
Isle of Man Water and Sewerage Authority have no objections subject to conditions.
Assessment
The application site is in an area zoned as industrial, therefore the proposed use is considered to be acceptable in principle.
The proposed industrial building would be in keeping with the surrounding area in terms of the scale, form and design of the building.
The rear of the building would be approximately 2m from the rear elevation of the adjacent building "GE White", there are windows in the rear elevation of the adjacent building, but these are at a high level, there are also windows in the side elevation, it is therefore considered that the proposed building would not result in the undue loss of light to "GE White".
The height of the proposed building would be similar to the neighbouring buildings. It is judged that the proposed building would not unduly impact the outlook from the neighbouring properties and would not adversely affect the amenities of those occupying the adjacent buildings.
In terms of parking, Appendix 7 requires that General Industrial should have 1 space per 50 square metres and Storage and Distribution requires 1 space per 100 square metres.
The proposed development is approximately 780 square metres, therefore the proposal requires 16 parking spaces. The applicant has demonstrated that 20 parking spaces can be achieved.
It is considered that the proposal is acceptable in terms of parking and highways safety.
For the above reasons the application is considered to be acceptable and is recommended for approval.
Party Status
The local authority, Malew Commissioners is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status.
The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.
The Isle of Man Water and Sewerage Authority is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (6) (a), considered an "interested person" and as such should be afforded party status.
Recommendation
Recommended Decision: Permitted Date of Recommendation: 04.04.2012 Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
: Notes attached to refusals
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This permission relates to the erection of seven industrial/storage buildings as shown in drawings GA1/1250, GA400, GA401, GA402 and GA410 received 24th February 2012.
N 1. It is advised that the applicant liaises with the Isle of Man Water and Sewerage Authority before commencing works.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.
Decision Made : Permitted Date : 11-4-12
Determining officer (delete as appropriate)
Signed : _________________________ Anthony Holmes Senior Planning Officer
Signed : _________________________ Michael Gallagher Director of Planning and Building Control
Signed : Samuel Sarah Corlett Senior Planning Officer
Signed : _________________________ Jennifer Chance Development Control Manager
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