Loading document...
Application No.: 19/01086/B Applicant: Collins Steel Limited Proposal: Erection of replacement warehouse with industrial unit and change to industrial use (amendment to PA 19/00563/B) Site Address: Unit 24 Colas Drive Balthane Ballasalla Isle Of Man IM9 2AQ Planning Officer: Miss Lucy Kinrade Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 18.11.2019 _________________________________________________________________
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 site plan, site location plan and drawing numbers PL437-P03 Rev B and PL437-P04 Rev B all date stamped and received 27/09/2019.
_______________________________________________________________ Interested Person Status – Additional Persons
It is recommended that the following parties should not be given Interested Person Status as they are not considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 6(4):
Manx Utilities Authority - as they do not satisfy all of the requirements of paragraph 2 of the Department's Operational Policy on Interested Person Status (July 2018).
Officer’s Report THE SITE
1.1 The site is the curtilage of an existing warehouse unit and yard situated within the Balthane Industrial Estate in Ballasalla. The site at 24 Colas Drive is situated along a minor road on the north eastern side of the main estate road and is a fairly long and narrow site (27m wide x 64m long) between two other large industrial units, one of which is under the same ownership as the current application site (Unit 26 Colas Drive). The current building is set back towards the rear of the site and beyond the yard area. The existing unit is 22m x 24m and has an arched roof design 8m at its highest point. Large 5m tall sliding doors sit on the front elevation facing into the yard. THE PROPOSAL - 2.1 Proposed is the demolition of the existing warehouse unit and its replacement with a new industrial building. The building is proposed to be 14m wide and 54m long and to run along the south western side of the site and along the boundary. The building is to be finished in block work to the base and steel cladding above. The pitched roof building is to have a central ridge of 9.8m and 8m to eaves. Internally the building will be predominately open and double height, with exception to a small canteen (44sq m) at ground and ancillary office space (44sq m) above at first floor.
2.2 Externally the building will have a two large roller shutters on the side elevation facing into the side, and on the road side facing gable two windows at first floor and a single pedestrian door and a large roller shutter door. - 2.3 The drawings submitted for the application demonstrate that 16 off road car parking spaces can be achieved on the site.
3.1 The site has been subject to two historic applications; PA 87/00824/A for the erection of 2.40m high 12 gauge chain link fence for G.M.S. Fuels and 98/01509/B for the creation of gas supply area for vehicles for Douglas Gas Ltd, both were granted full planning approval. Most recently and considered to be materially relevant in the assessment of the current application is PA 19/00563/B for the erection of replacement warehouse with industrial unit and change to industrial use. This application was approved for the same industrial building as proposed now but positioned along the adjacent side of the site and along the north-eastern boundary. This application was granted full planning approval. PLANNING POLICY - 4.1 The site is designated as Industry on the Area Plan for the South 2013. As such, as the proposed use is compliant with the land use designation, the following Strategic Plan policy is therefore relevant:
4.2 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:
4.3 Parking spaces are required in accordance with the Strategic Plan, Appendix Seven at a rate of 1 space per 50 sq m of industrial floorspace, requiring 16 spaces. - 4.4 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: - 4.5 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."
REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.
5.1 Malew Parish Commissioners - No objection (06/11/2019).
5.2 The Department of Infrastructure Highway Services - do not oppose (04/11/2019). - 5.3 Manx Utilities Authority - requested deferral (08/11/2019) and later confirmed that they had no comments on the application dated 18/11/2019.
6.1 The principle for the new industrial unit was accepted as part of 19/00563/B and there have been no changes to policy since and no other matters now considered material. The test of the application falls to whether or not the re-positioning of the building onto the adjacent side of the site now results in any adverse amenity impacts on the adjacent buildings and land uses.
6.2 The proposed building is still considered to be in keeping with general appearance and industrial context of the immediate area and surrounding estate. The proposal is not expected to result in any new amenity impacts beyond that of the existing building particularly on those buildings surrounding the southernmost corner of the site. While the proposal will result in a new structure being closer to that industrial building located on the corner plot of the estate road, there are no existing windows to be affected and a 3m gap is to remain between the buildings. This arrangement is no uncommon in industrial estates and the impacts are not considered to be so adverse or harmful as to warrant a refusal. It is also recognised that this nearest building is also under the same ownership as the application site. CONCLUSION - 7.1 The development is 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 - 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:
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: 02.12.2019 Determining officer
Signed : S CORLETT Sarah Corlett Principal Planner
Copyright in submitted documents remains with their authors. Request removal
View as Markdown