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Application No.: 19/00563/B Applicant: Collins Steel Limited Proposal: Erection of replacement warehouse with industrial unit and change to industrial use 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: 25.07.2019 _________________________________________________________________
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 Location Plan, Site Plan and drawing numbers PL437-P01, PL437P02 and PL437-P03 all date stamped and received 15/05/2019 and drawing number PL437-P04 date stamped and received 23/07/2019.
_______________________________________________________________ Interested Person Status – Additional Persons None _____________________________________________________________________________ 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.
2.1 Proposed is the demolition of the existing warehouse unit and its replacement with a new industrial building. The proposed building is proposed to be 14m wide and 54m long and to run along one side of the site. 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 large roller shutter, pedestrian door and two windows to the first floor office on the front road side facing elevation and a large roller shutter on the side elevation. - 2.3 An additional drawing was provided by the agent on 23/07/2019 demonstrating that 16 off road car parking spaces could be achieved on the site. This was circulated for information only on 25/07/2019.
3.1 The site has been subject to two previous 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. There have been no applications submitted for the site since and no other application considered materially relevant in the assessment of the current application. 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 - Defer (12/06/2019) - No objection (03/07/2019).
5.2 The Department of Infrastructure Highway Services - no comments received as of 22/07/2019. ASSESSMENT - 6.1 The principle of the replacement of an existing warehouse building with a new unit is welcomed, the change of use to industrial is also considered to acceptable particularly given the industrial land use designation of the Balthane Estate and the industrial context and surroundings of the site, in this respect the proposal also seeks to comply with Employment Proposal 1 of APS 2013. The applicant indicates the current use of the building is a storage and distribution although there is no planning history to demonstrate this, nonetheless the proposal for an industrial unit and use is considered to be acceptable, the amenity impact of which is likely to be greater than any storage and distribution use although such industrial activity is likely to be expected given the land use designation and established industrial use of the estate.
6.2 The re-arrangement of the site with the new building running along one edge results in a large yard and hardstanding running along the adjacent side, this area measuring between 11m - 14m wide and stretching the full 64m length of the site, this area would provide sufficient space to accommodate the required number of parking spaces, although this was not indicated on the original plans. Following discussions with the agent an additional drawing was provided demonstrating how the spaces could be arranged on the site and meeting the standards as to avoid any overspill demand on the estate roads.
6.3 Overall the proposal is considered to be in keeping with 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 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 the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted Date : 01.08.2019 Determining officer
Signed : S BUTLER Stephen Butler Head of Development Management
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