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24/90990/B Page 1 of 9
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 24/90990/B Applicant : The Albion Knitting Company Proposal : Internal/external alterations, lean-to extension to rear northwest elevation and refurbishment works to existing industrial building. Site Address : Barrule House - Warehouse Ronaldsway Industrial Estate Ronaldsway Ballasalla Isle Of Man IM9 2AW
Principal Planning Officer: Belinda Fettis Photo Taken : 30.10.2024 Site Visit : 30.10.2024 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 13.11.2024 __
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
C 2. Prior to the building first being brought into use by the applicant the following shall have been implemented and retained thereafter;
o Shower room o Sufficient parking and turning for cars and motorcycles o Secure bicycle storage
Reason: To ensure adequate provision in accordance Transport Policy 2 and 7, and General Policy 2 of the Strategic Plan 2016.
C 3.Bef ore the 31 March 2025 three Ilex aquifolium (Holly) trees shall have been planted. The trees shall when planted shall be a minimum height of between 600 and 1200 millimetres in height. The trees shall be planted in accordance with the producers recommendations. Any trees which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species.
Reason: The landscaping of the site is an integral part of the scheme and must be implemented as approved to protect the landscape setting of the Heritage Steam Railway Line
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by softening the impact of the additional built forms that are the car park and the extension in accordance with Strategic Policy 3 and 5, General Policy 2 and Transport Policy 3.
C 4. Within 3 months of the building first being brought into use by the applicant all the hard landscaping, including vehicle parking and turning areas, as shown on the approved site plan no.13 Revision C shall have been completed.
Reason: To ensure adequate provision in accordance with General Policy 2 of the Strategic Plan 2016.
C 5. No later than the 30th of November 2025 all soft landscaping as shown on the approved site plan no.13 Revision C shall have been planted in accordance with the producers' recommendations.
Reason: To ensure adequate provision in accordance with General Policy 2 of the Strategic Plan 2016.
C 6. For the avoidance of doubt no approval is hereby given for any signage/logo to the building and roof as shown on drawing Nr 24 1837 10.
Reason: Advertisement Consent is required.
N 1. Isle of Man Wildlife Act 1990
Irrespective of the details contained within the planning application submission or the planning officers report the applicant should be aware of and make any person undertaking work on their behalf aware of, their duty as stated in the Act to have regard to the environment as detailed in s36 of the Isle of Man Wildlife Act 1990 and those protected species listed in Schedule 5 and Schedule 7 of the Act.
It is an offence subject to penalties to, intentionally or recklessly kill, injure or take a protected species, intentionally or recklessly damage or destroy, or obstruct access to, any structure or place which protected species use for shelter or protection, intentionally or recklessly disturb any protected species while it is occupying a structure or place which it uses for that purpose.
This application has been recommended for approval for the following reason. By virtue of the design, scale, position and landscape mitigation of the proposal, the proposal is considered to accord with Strategic Policy 3, 5 and 6, General Policy 2, Environment Policy 22, 23, and 43, Transport Policy 1, 2, 3 and 7 of the Isle of Man Strategic Plan 2016.
Plans/Drawings/Information;
This decision relates to the following Plans, drawings and relevant details submitted on the 27th of August 2024; (unless stated otherwise).
o Drawing no.24 1837/01: Site and Location Plans o Drawing no.24 1837/13 Revision C Proposed Site Plan (06.11.2024) o Drawing no.24 1837/07 Revision A: Proposed Ground Floor Plan (24.09.2024) o Drawing no.24 1837/08: Proposed First Floor Plan o Drawing no.24 1837/09: Proposed Roof Plan o Drawing no.24 1837/10: Proposed Elevations o Drawing No.24 1837/11: Proposed Sections
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Right to Appeal
It is recommended that the following organisations should NOT be given the Right to Appeal:
DOI Highway Services - No Objection subject to conditions that have been recommended in the Decision Local Authority - No Objection Department for Enterprise - Support __ Officer’s Report
THE SITE
1.1. The application site is relates to the curtilage of Barrule House within the Ronaldsway Industrial Estate.
1.2. The building is of mixed construction, fabricated metal and block painted rendered and painted brick walls with a mixture of large windows and roller shutter style doors. There is a dual pitch two storey gable and single storey flat roof protrusion. There are access roads to the front and rear and there exists hard standing parking areas to the front and rear of the building.
1.3. Internally the building is split in two with north / north-west area given over to a snooker club which has its own entrance. The area subject to this approval is presently a warehouse style area with limited office space.
1.4. Access to the site is off the access road no.C146 which leads off a roundabout on the A5 close to Ronaldsway Airport.
1.5. There are other similarly constructed and designed buildings within the industrial estate.
1.6. The heritage Manx Steam Railway abuts the north-west boundary of the site.
THE PROPOSAL
2.1. The development proposed is described on the application form as, 'Internal/external alterations, lean-to extension to rear northwest elevation and refurbishment works to existing industrial building' the key points of which are outlined below.
Internal 2.2. Offices, a staff break room and shower room will be constructed, construction of a mezzanine floor and a first floor, associated staircase, doors and windows.
External 2.3. Roof; asbestos material to be removed by suitably qualified persons. New roof with 'TATA Trisomet 80' Ultra Composite insulated box profile steel sheeting powder coated in 'Sargasso Blue' RAL 5003, or similar approved shade of dark blue available including system chosen. 'The Albion Knitting Co.' logo is to be painted / embossed on the north roof slope in 'Sand Yellow' RAL 1002. It should be noted that any signage/logos require Advertisement Consent approval and require separate approval.
2.3.1. Roof lights; Perspex or similar box profile translucent units.
2.3.2. New windows and doors to be 'Sargasso Blue' RAL 5003 framed unit or similar approved dark blue colour to match wall cladding.
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2.3.3. Rainwater Goods; Existing asbestos gutters and downpipes to be replaced with new box profile powder coated steel units, finished in 'Sargasso Blue' RAL 5003 or similar approved dark blue colour to match wall cladding
2.3.4. Entrance Sign; Freestanding lettering to be mounted onto pitched roof over main entrance to workshop to form 'Albion Knitting Co.' logo in 'Sand Yellow' RAL 1002.
2.3.5. Extension on the north-west elevation to house a new compressor, the materials and construction designed to match the proposed new finishes.
2.4. Elevations - walls;
2.4.1. Existing workshop brickwork to be painted with high quality masonry paint suitable for brick in 'Window Grey' RAL 7040.
2.4.2. Existing office building rough cast render to be painted as indicated on elevations in high quality masonry paint, 'Window Grey' RAL 7040 & 'Sargasso Blue' RAL 5003, or similar approved shades of light grey and dark blue available in the paint systems chosen.
2.5. Elevations - openings
2.5.1. South-west elevation: 1 new window at ground floor level and 1 new window at first floor level.
2.5.2. North-west elevation: 2 new wide openings with shutter doors.
2.5.3. South-east elevation: A concertina door replaced with glazing and new glazed entrance (the dimensions of the opening are retained)
2.5.4. New window aside an existing roller shutter door
2.5.5. One roller shutter door replaced with a pedestrian door
2.5.6. North-east elevation: no changes
2.6. A supporting letter states that the applicant 'Albion Knitting Co.' employs 50 located in Finsbury Park London England. The current premises houses 25 Stoll knitting machines. The company needs to expand out of the current premises and has chosen the application site to move for the expansion. The site has been chosen because of positive government support and local enthusiasm.
2.7. The current premises lease expires in December 2024 and they would like to commence production on the Island in January 2025.
PLANNING POLICY
3.1. Taking account of the above, within the adopted Isle of Man Strategic Plan 2016, the following policies are considered relevant in the determination of this application:
Site Specific
3.2. In terms of local plan policy, the application site is in area designated as 'Industrial Business Park' on the Area Plan for the South, Map 4 Ballasalla.
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3.3. The site is not within a Conservation Area and is not a Registered Building nor is the site within the setting of either.
3.4. The site is not within a Flood Risk Zone or within a Conservation Area and there are no protected trees within the site. The site is not within setting of Registered Building, Conservation Area or root protection area of a protected tree.
Strategic Plan
3.5. Strategic Policy 3: New development must ensure that individual character is protected or enhanced.
3.6. Strategic Policy 5: New development should be designed to make a positive contribution to the land.
3.7. Strategic Policy 6: Employment-generating development should be located in areas for such purposes.
3.8. 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 accords with the criteria of the Policy. In this case the following criteria are considered relevant (a), (b), (c), (d), (h), (i), (j), (k), (l), (m), (n); (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; (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; and (n) is designed having due regard to best practice in reducing energy consumption.
3.9. Environment Policy 22: Development will not be permitted where it would unacceptably harm the environment and/or the amenity of nearby properties in terms of: (i) pollution of sea, surface water or groundwater; (ii) emissions of airborne pollutants; and (iii) vibration, odour, noise or light pollution.
3.10. Environment Policy 23: When considering alterations and improvements to existing facilities consideration will be given to any potential adverse impact to existing neighbours.
3.11. Environment Policy 43: Generally proposal to regenerate run-down urban areas will be supported.
3.12. Transport Policy 1: New development should, where possible, be located close to existing public transport facilities and routes, including pedestrian, cycle and rail routes.
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3.13. Transport Policy 2: The layout of development should, where appropriate, make provision for new bus, pedestrian and cycle routes, including linking into existing systems.
3.14. Transport Policy 3:New development on or around existing and former rail routes should not compromise their attraction as a tourism and leisure facility or their potential as public transport routes, or cycle / leisure footpath routes
3.15. Transport Policy 7: The Department will require that in all new development, parking provision must be in accordance with the Department's current standards
Other material considerations
4.1. Planning Circular 1/93 Landscape Guidance Notes
PLANNING HISTORY
5.1. There is planning history on the site however none are considered materially relevant to the assessment of this planning application.
REPRESENTATIONS
6.1. Copies of representations received can be viewed on the government's website. This report contains summaries only.
Local authority o Malew Parish Commissioners - No objection (04.09.2024)
Statutory Bodies
o Highway Services - (30.08.2024) Further information requested relating to the car park, other means of transport to site and associated facilities, referenced Appendix E of the Manual for Manx Roads. (22.10.2024) Parking meets GFA levels recommended by the Strategic Plan 2016 and travel facilities available to encourage methods of getting to work other than by car. No objection to the scheme provided the following are conditioned to be implemented prior to the extension being first brought into use and retained thereafter. Vehicle parking Vehicle turning area Secure cycle and motorcycle parking Shower room As shown on the approved plans.
o Environmental Health: No comment to make (30.10.2024)
o Department for Enterprise - Support: The proposal at the Airport Technology Gateway which is on land designated as a business park on the Area Plan for the South Map for Ballasalla. The site can accommodate a wide variety of light industrial purposes of business uses. The building has been empty and on the market for some time. The proposal involves improvements to the energy efficiency of the building to bring the redundant building back into meaningful use. An offer of grant assistance to support the company set up on the island, which will see the creation of 44 jobs, directly supports the diversification of the Islands economy. The proposals also reflects the business agencies commitment to growing the engineering and manufacturing sector specifically for high value products serving niche markets with low volume. (11.09.2024)
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o Department of Education, Sport and Culture - although consulted on the 27.08.2024, 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.
o Manx Utilities, Electricity - although consulted on the 27.08.2024, 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
7.1. The proposed development is to provide employment by utilising an existing warehouse building on an industrial estate close to the Islands airport. There are pedestrian, bus and railway links to the site. Therefore the proposal accords with the Strategic Policies.
7.2. Taking account of the above observations the key considerations in assessing this application are considered to be as follows.
Design Impact upon the highway network
7.3. Impact upon the highway network
7.4. The site as exits benefits from good access and parking. Because the proposed use requires more employees than the existing parking can accommodate the applicant proposes to extend the car park and include provision for parking bicycles and motorbikes. Therefore the proposal accords with Transport Policy 1, 2 and 7 and General Policy 2.
7.5. Highways have stated no objection subject to the parking and a shower being available and conditions have been proposed to account for their comments.
7.6. The proposed site plan no.13 Revision C includes additional planting within the new car park; hedging around areas of parking, extension and oil tank and 3 trees. These measures are included to accord with Transport Policy 3 and General Policy 2.
7.7. Design
7.8. The site as exists has become tired and where vegetation exists it has become self- seeded and overgrown, becoming unsightly to passing tourists and other uses of the site.
7.9. The building is a warehouse style building with additional office space. The proposed replacement materials on the roof, walls and windows and doors are considered in keeping with the characteristics of the business park. The proposed extension is subservient and small in comparison to the overall scale of the existing building.
7.10. In various locations around the site the applicant proposes to plant hedging and trees which will enhance the existing site.
7.11. Therefore the proposal accords with Strategic Policy 3 and 5, Transport Policy 7 and General Policy 2.
7.12. Neighbour Amenity
7.12.1. There are no close residential neighbours but there are business neighbours.
7.12.2. The parking provisions has been assessed as acceptable.
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7.12.3. Consideration has been given to noise impact upon the incorporated snooker hall business within Barrule House. No comments have been received during the consultation and the applicant has stated that the level of noise coming from machinery within the building is minimal, and unlikely to be heard outside the operational areas.
7.12.4. Environmental Protection were consulted and raised no concerns.
7.12.5. Based on the information submitted, taking account of the locality within a business park and proximity to an airport it is concluded that the proposal is unlikely to cause any undue harm to neighbouring businesses. Therefore the proposal accords with Environment Policy 22 and 23, and General Policy 2.
CONCLUSION
8.1. For the above reasons the proposal is considered to accord with Strategic Policy 3, 5 and 6, General Policies 2, Environment Policy 22, 23 and 43, Transport Policy 1, 2, 3 and 7 of the Isle of Man Strategic Plan 2016 and therefore acceptable.
9.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE
9.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted).
9.2 Article A10 sets out that the right to appeal is available to: o applicant (in all cases); o a Local Authority; Government Department; Manx Utilities; and Manx National Heritage that submit a relevant objection; and o any other person who has made an objection that meets specified criteria.
9.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10.
9.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required): o any appellant or potential appellant (which includes the applicant); o the Department of Environment, Food and Agriculture, the Department of Infrastructure and the local authority for the area; o any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and o in the case of a petition, a single representative.
9.5 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 the Right to Appeal.
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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 and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded interested person status and/or rights to appeal.
Decision Made : Permitted
Date: 13.11.2024
Determining Officer
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Signed : C BALMER
Chris Balmer
Principal Planner
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