18 December 2019 · Planning Committee
Recycling Compound, Kewaigue, Braddan, Douglas, Isle Of Man, IM4 1jl
The proposal involves building 18 industrial starter units (most around 1000 sq ft, one 1350 sq ft, total 1705 sqm) arranged in two rows of 9 units each (80m x 12m, 6m eaves height), with shallow pitched roofs, rendered blockwork bases, and sheet cladding above, plus 38 parking spaces and access improvements on a site …
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The officer assessed the proposal against the extant 2010 approval for 20 larger industrial units (PA 10/00155/B), noting the current scheme supersedes it with fewer, smaller units on a reduced footpr…
Business Policy 5
Permits industrial/storage/distribution on industrial-zoned land (extended to this site by history), no retailing. Officer applied to site's established industrial nature despite agricultural zoning, accepting mix as no retailing proposed and superseding larger extant scheme.
Environment Policy 1
Protects countryside outside settlements unless overriding need/no alternative. No new countryside harm as site industrialised by history/extant approval; special circumstances justify.
Environment Policy 2
Protects landscape character in AHLV areas unless no harm or essential. Smaller scheme than approved reduces impact on surrounding countryside.
General Policy 2
Requires development respecting site/surroundings in siting/layout/scale/design/access/parking/amenity/highway safety. Satisfied via conditions on access/parking/uses, smaller scale, no adverse amenity effects.
Community Policy 10
Requires fire access/water supply. Accepted in this instance due to small units under 5000m3, building regs, developer incentives, despite Fire Service water concerns; condition limits amalgamation.
Appendix 7
Parking standards: 1/50sqm industrial, 1/100sqm storage. 38 spaces exceed requirement for 1705sqm (min 35 if all industrial); conditions tie to approved uses/footprint.
Time limit
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.
Access/parking prior to occupation
The development hereby approved shall not be occupied or operated until the access, visibility splays and parking and turning areas have all been provided in accordance with the approved plans. Such areas shall not be used for any purpose other than for access and the parking and turning of vehicles associated with the development and shall remain free of obstruction for such use at all times. Reason: In the interests of highway safety.
Use restriction
The development hereby approved shall be used for general industrial use (as defined in 9.2.3 of the IOM Strategic Plan 2016) and/or storage and distribution purposes (Class 6 of the Town and Country Planning (Permitted Development) Order 2012 only. Reason: The Department has assessed the impact (parking and amenity) of the development based on the uses requested in the application. The application has not been assessed for use as Light Industrial, Research and Development or Special Industrial which would have to be subject to a subsequent application.
No mezzanine floors
There shall be no installation of mezzanine floors without prior approval by the Department as part of a separate planning application. Reason: The car parking provision has been calculated on the proposed uses and gross footprint shown in the drawings only.
No large unit amalgamation
There shall be no amalgamation of units creating a compartment size of 5000m3 or over. Reason: In the interest of fire safety.
No waste use
For the avoidance of doubt, no approval is granted to any use of the site or units for the storage or processing of waste. Reason: Waste proposals are required to be accompanied by an E.I.A which has not been provided as part of this application.
Do not oppose subject to conditions - adequate parking/turning, RSA demonstrates visibility, access suits small units and HGVs
comments on water supply/infrastructure, advise consultation prior to works, suitable if hydrants/access provided
high voltage cables nearby, contact prior to works
Highway Services initially objected but later recommended no objection with conditions after additional information was provided; Braddan Parish Commissioners objected multiple times on waste management and land use grounds but later had no objection with provisos; Fire Service r…
Key concern: Highway safety due to missing visibility splays, RSA and HGV analysis (later resolved)
Highway Services Division
ObjectionHighway Services oppose the application on highway safety grounds as it has not been demonstrated that the proposals would be safe.; Visibility splays of 2.4m x 90m to the nearside kerb line would be required in both directions
Conditions requested: Cycle parking should be provided
Highway Services Division
Conditional No ObjectionRecommendation: DNOC (Do not object with suggested conditions).
Conditions requested: Prior to occupation of the development, the internal car parking, access road and turning around spaces shall be constructed as indicated on the approved plans and shall remain as approved for the duration of occupation of the development.; Prior to the commencement of any construction work including site clearance a Construction Management Plan (CMP) shall be provided for approval and be approved. The approved CMP shall be adhered to for the duration of the construction period.; The developer would need to enter into a Section 109A Highway Agreement
Braddan Parish Commissioners
ObjectionThe Commissioners wish to submit an objection to the proposal on the basis that the area in and around the industrial estate was best suited for the management of waste, in whatever format, rather than small business units.
Braddan Parish Commissioners
ObjectionThe Commissioners have a global, rather than just local, view about managing the island's waste and have asked the Inspector that the area north of the incinerator is zoned for waste purposes, and they feel the approval of this application would be contrary to the island's needs at this time.
Braddan Parish Commissioners
Conditional No ObjectionWith reference to the above application, the Commissioners wished to comment that they had no objection to the application, provided that the units were used for industrial or storage and purposes and not utilised as gyms, offices (or quasi offices) or retail.
Conditions requested: Units to be used for industrial or storage and purposes and not utilised as gyms, offices (or quasi offices) or retail
Isle of Man Fire & Rescue Service
ObjectionTherefore this Department would have concerns on any further development of this area until the water infrastructure has been upgraded.; Any development with a compartment size over 5000m³ would require a fixed firefighting system under the Fire Precautions (Fixed Firefighting Systems) Regulations 1999
Isle of Man Fire & Rescue Service
No CommentWe would also draw your attention to the letter issued by this department on the 17th April 2019 regarding water supply concerns.
Conditions requested: Consult with Fire Service prior to commencement regarding fire hydrants and access for fire appliances; Suitable fire detection fitted to relevant standard
Manx Utilities
No ObjectionPlease contact the Manx Utilities for Electrical Site Safety 5 documents, (t: 687766), before any work is carried out on site.
Conditions requested: Contact Cable Engineer to discuss working practices around cables; Obtain Electrical Site Safety 5 documents; All work with reference to HS(G)47 & GS6
