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19/00893/B Page 1 of 5
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 19/00893/B Applicant : Manx Metal (1983) Ltd Proposal : Doorway alteration and creation, replacement of cladding and subdivision of existing industrial unit into three industrial units Site Address : Unit 1 Manx Metals Old Mart Place Colas Drive Balthane Industrial Estate Balthane Ballasalla Isle Of Man IM9 2AQ
Planning Officer: Mr Paul Visigah Photo Taken : 27.08.2019 Site Visit : 27.08.2019 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 17.09.2019 __
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. Prior to development commencing, details of cycle storage facilities for each unit shall be submitted to and approved in writing. A minimum of two cycle spaces per unit will be required. The cycle storage facilities shall be constructed prior to development being occupied.
Reason: to promote alternative modes of travel and support active travel.
Plans/Drawings/Information;
This approval relates to drawing numbers 962-001, 962-002, 962-003 date stamped and received 8 August 2019. __
Interested Person Status - Additional Persons
None
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19/00893/B Page 2 of 5
Officer’s Report
THE SITE 1.1 The site is the curtilage of an approved industrial unit situated on Colas Drive to the northeast of the main road through Balthane industrial estate. The site has a frontage to the minor road of 18m and a depth of 32m. There are parking spaces located on the south eastern and north eastern sections of the application site. This building is situated 65m south east of Balthane House and 57m southwest of the El Substation Ballasalla.
1.2 The building is a modern sheeted, portal framed structure finished in grey. The access into the building is from a large south-east facing roller shutter door (9m wide). There is a smaller roller shutter door (4.6m wide) to the left of this door; however, this door appears not to be in use. On the north-east elevation exists a roller shutter doors (4.2m) which is also not in use. The building has a footprint area of around 461 sq m.
THE PROPOSAL 2.1 The proposal seeks planning approval for doorway alteration and creation of cladding and subdivision of existing industrial unit into three industrial units.
2.2 The initial works will include the removal of the existing office/Staff Room and WC, and the subdivision of the existing industrial unit into three units of varying sizes. The first area will be 11.8m x 17.8m. This unit will be twice the size of the other units. A WC 1.5m x 2.2m will be created to serve the unit. The other units (Units MM1a and MM1b) will measure 5.8m x 17.8m and will be served by WC's similar in size to the one created in the first unit (Unit MM1).
2.3 Additional works will involve sealing up the doors on the south-east elevation and blocking up with new cladding. The works will make good the existing damaged blockwork with new painted smooth render finish. Also, the existing wall cladding will be replaced with new profiled metal cladding and trims.
2.4 On the North-east elevation, three pedestrian doors and three roller shutter doors will be installed to provide access into the new subdivided units. The pedestrian doors will be 800mm x 2.1m, while the roller shutter doors will be 4.1m x 4.1m. The existing wall cladding on this elevation will also be replaced with new profiled metal cladding and trims, matching the works on other elevations.
2.5 The works on the south-west elevation will involve the installation of three pedestrian doors to serve the three subdivided units. Each door will measure 800mm x 2.1m. The existing roof cladding and upper wall cladding will remain unchanged, and as such the only difference between the proposed works on this elevation and the existing will be the installation of the pedestrian doors.
PLANNING POLICY 3.1 The site is designated as Industry on the Area Plan for the South 2013. As such, the proposed use is compliant with the land use designation; the following Strategic Plan policy is therefore relevant:
3.2 General Policy 2 (states in part): "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;
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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; k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan."
3.3 Parking spaces are required in accordance with the Strategic Plan 2016, Appendix Seven at a rate of 1 space per 50 sq m of industrial floor space, requiring 9 spaces.
3.4 Paragraph 9.2.7 Where industrial development is proposed, it is essential that all parking and manoeuvring by vehicles which will be generated by the use of the site can be accommodated within the site and off the highway. This is particularly important within industrial estates where lack of parking and manoeuvring space can create significant difficulties for other estate users, particularly where the use of large and articulated vehicles is involved. Where mezzanine levels are proposed after a building has been completed, the Department may require more parking space to accommodate the additional traffic which would be generated. The standards of parking provision which will be required are set out in Appendix 7.
3.5 In addition to the IOM Strategic Plan, the Area Plan for the South 2013 also contains the following policy which is fundamental in the assessment of this application:
3.6 Employment Proposal 1: "All industrial uses, other than small scale light industrial uses considered to be acceptable within the Mixed Use areas, or those uses deemed appropriate by the Isle of Man Strategic Plan Business Policy 7, will be located on the Industrial Estate at Balthane and where appropriate Ronaldsway and the Freeport."
PLANNING HISTORY The application site has been the subject of a single planning application which is not considered to be material in the assessment of the current application.
REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.
5.1 Representation from the Department of Infrastructure (DOI) Highways Division confirms that they 'Do not oppose subject to condition' in a letter dated 8 September 2019. The following comments were made in relation to the application:
The site is located in an industrial estate therefore the principle of development is acceptable. The development offers 11 spaces shared between the multiple units with access for commercial vehicles to the rear, however no cycle parking is proposed. The split of units may increase the number of vehicle movement but not to an extent where this is considered to be an issue. The access arrangements to the rear are limited in terms of their width, any vehicles loading or unloading may or may not struggle to load/unload within the yard. However, it is not considered to be a significant issue given the nature of the industrial estate where loading and unloading occurs elsewhere in relation to other businesses on the access roads servicing the estate. The proposals are considered on balance to be acceptable. Please attach the following conditions to any future consent:
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Prior to development commencing, details of cycle storage facilities for each unit shall be submitted to and approved in writing. A minimum of two cycle spaces per unit will be required. The cycle storage facilities shall be constructed prior to development being occupied. Reason: to promote alternative modes of travel and support active travel.
5.2 The Head of Health and Safety Inspectorate although consulted on 15 August 2019, has not commented on this application at the time of drafting this report, and so it is assumed that there are no objections to the application.
5.3 Manx Utilities Authority although consulted on 15 August 2019, has not commented on this application at the time of drafting this report, and so it is assumed that there are no objections to the application.
5.4 Malew Parish Commissioners although consulted on 15 August 2019, has not commented on this application at the time of drafting this report, and so it is assumed that there are no objections to the application.
ASSESSMENT 6.1 The principle of the proposal is acceptable. In terms of the details, the physical alterations proposed would replicate the general appearance of the building, and while they would result in a significant change in in terms of the number / position of roller shutter doors, the proposed changes will not be detrimental to the character and appearance of the building. The physical changes proposed are therefore unobjectionable.
6.2 The re-arrangement of the entrances with the south facing entrances completely removed and new accesses introduced on the north-eastern south-western elevation will ensure that the subdivided units function effectively without having undue demand for additional lighting or energy requirements when in use. Moreover, the new cladding on the southern and eastern elevations will help to improve the general appearance of the building seeing large sections of the existing cladding have been decoloured, damaged or dented.
6.3 Access to and from the main road is relatively good with space to separate the movement of people and vehicles associated with the development and the other units on abutting industrial property. Access onto the main road offers good visibility in both directions when approaching or exiting the site from Colas Drive. Similarly, the parking provisions exceeds the requirements in Appendix 7 of the Strategic Plan 2016, which stipulates that 1 parking space be provided per 50 sq m of industrial floor space; as 11 spaces are provided. Notwithstanding the above, it is considered that a condition requiring the creation of 6 cycle units to serve the proposed industrial units as recommended by Highways would be appropriate to attach to any approval notice that may be forthcoming, given its significance in promoting alternative modes of travel and supporting active travel.
6.4 Overall the proposal is considered to be in keeping with the general appearance and industrial context of the surrounding estate. The proposal is not expected to result in any adverse amenity or highway safety impacts and it has been demonstrated that the required parking spaces for the unit can be achieved on the site.
CONCLUSION 7.1 The proposed development is considered to be an improvement on the existing in terms of visual impact and will create additional opportunities for employment and ease of access to affordable industrial floor space. The development is, therefore, considered to accord with the general standards as set out in GP2 of the Isle of Man Strategic Plan and compliant with EP1 from the APS 2013 and recommended for approval.
INTERESTED PERSON STATUS
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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; (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:
8.3 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given Interested Person Status. __
I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted
Date: 17.09.2019
Determining officer
Signed : C BALMER
Chris Balmer
Principal Planner
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