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| Application No.: | 12 / 01258 / B | | :-- | :-- | | Applicant: | Tynwald Mills (IOM) Limited | | Proposal : | Erection of a warehouse (retrospective) and erection of a waste | | | recycling shed | | Site Address : | Tynwald Craft Centre | | | Tynwald Mills | | | St Johns | | | Isle Of Man | | | IM4 3AD |
Case Officer: Mr Chris Balmer Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
1.1 The application site is the Tynwald Mills Craft Centre complex situated south of the River Neb and east of the Glen Mooar Road. To the north of the application site is the Poortown Road and the residential property of Lower Ballig. To the east of the application are the residential properties of Mill House and Minerva.
2.1 This application is seeking planning permission for erection of a warehouse (retrospective) and erection of a waste recycling shed. 2.2 The warehouse which has been constructed has a depth of 17 metres, a width of 10.2 metres and a ridge height of 6.5 metres (eaves 5.2 metres). The proposal is located to the rear of the existing detached shop unit and southeast of the rear elevation of the main Tynwald Mills Craft Centre. The applicants have indicated that before the erection of the warehouse they had a single warehouse shed on site, with two further shed located off site at Balthane industrial estate. The applicants indicate that the provision of this warehouse will improve the efficiency, safety and look of the area including the environmental impact that a considerable traffic movements between Ballasalla and St Johns generates. They indicate they have been unable to acquire a suitable facility in closer proximity. 2.3 The proposed waste re-cycling shed would be located to the west of the proposed warehouse and again to the rear of the existing detached shop unit and southeast of the rear elevation of the main Tynwald Mills Craft Centre. The proposal would replace three existing shipping containers. The proposal would have a width of 8 metres, a depth of 6.7 metres and a ridge height of 5.4 metres (eaves 4.4 metres). The waste re-cycling shed would provide a facility for the re-cycling of more than four containers of card board per week at peak times and nearly the same of plastics and pallets. As indicated above current this is undertaken within the existing three shipping containers which are limited in space and has raised safety and environmental concerns. The proposal would be purpose built units which the applicants indicate that they would be able to store more cardboard onsite and handle the same better, but also cut down on the number of pickups reducing traffic movements to and from the site.
3.0 DEVELOPMENT PLAN POLICIES 3.1 The application site is within an area zoned as "Retail" identified on the St John's Local Plan Order 1999, it is also within a proposed Conservation Area. 3.2 Within the adopted Isle of Man Strategic Plan 2007, the following policies are considered to be relevant in the determination of this application: "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: (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; (e) does not affect adversely public views of the sea; (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; (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; (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; (1) 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." 3.3 Policy: C/P/3 - St John's Local Plan Order 1999 - "Apart from minor alterations to and renovations of existing buildings to tourist/craft uses, no further buildings shall be permitted at the Tynwald Mills Centre."
4.1 There are a number of previous applications which have been approved on this site m however none are considered relevant in the consideration of this application.
5.1 The Highways Division of the Department of Transport do not oppose the application. 5.2 German Parish Commissioners have no objection.
6.1 Perhaps there are two main issues to consider, the first is whether the principle of the units is acceptable and second is whether the proposals would have an adverse impact upon public and private amenities. 6.2 As indicated above Policy: C/P/3 states that for accept minor alterations to and renovations of existing buildings to tourist/craft uses, no further buildings shall be permitted at the Tynwald Mills Centre. Whilst strict interpretation of this policy would be against the proposed two buildings, it is considered that the buildings are for the storage and operation fro Tynwald mills which area required. It is also important to note that these units will reduce the amount of larger vehicles coming and going from the site which is of benefit to local
residents and highway safety. Overall, it is considered reasonable for a retail centre of this size to have appropriate storage/warehouse/recycling facility on site and not relay of offsite provision. For these reasons it is consider the principle of the prospered buildings to be acceptable. 6.3 In terms of the visual appearance of the buildings, they are very well screen, from public view as they are located behind existing retail buildings within the site and boundary landscaping to the east and south of the buildings further limits the appearance of the proposals. Therefore when stood within the outside courtyard area of the retail centre, Glen Helen Road, Poortown Road and the Glen Helen Road, views of the buildings are/would be limited and therefore have very little visual impact upon the amenities of the countryside. In terms of impacts upon residential amenities the only property likely to be affect would be Minerva House which is approximately 45 metres to the northeast of the proposed warehouse. It should be noted there is mature trees along the site boundary (shared with Minerva House) which reduced the visual appearance of the building. It should also be noted the dark green colour of the warehouse helps the building blend in the landscape. Overall, given the size, position, finish and mature landscaping, it is considered the proposed building would have no significant impact upon the residential amenities.
7.1 It is recommended that planning permission be granted subject to conditions in the attached schedule.
8.1 The local authority, German Parish Commissioners are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered "interested persons" and as such should be afforded party status. 8.2 The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance. 8.3 The low water a Sewerage Authority is not considered an "interested person" under the criteria set out in the T+C planning (Development Procedure) Order 2006, it as such is not afforded party status. Recommendation
Recommended Decision: Permitted
Date of 17.10.2012
Recommendation:
Conditions and Notes for Approval / Reasons and Notes for Refusal
N : Notes attached to conditions R : Reasons for refusal O : Notes attached to refusals
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This approval relates to the erection of a warehouse (retrospective) and erection of a waste recycling shed as proposed in the submitted documents and drawing WL/12/1253 1, WL/12/1253 2 and WL/12/1253 3 all received on 11th September 2012.
C 3. The sheeting must be dark green and must be retained and maintained thereafter.
C 4. The warehouse and waste recycling shed shall only be used only in association with businesses operating at the Tynwald Mills complex.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.
Decision Made : Permitted Date : 17/11/12
Determining officer (delete as appropriate) Signed : A. A. M. M. M. M. M. M. M. M. Anthony Holmes Sarah Corlett Senior Planning Officer Senior Planning Officer Signed : Signed : .................................................. Michael Gallagher Jennifer Chance Director of Planning and Building Control Development Control Manager
17 October 2012 12/01258/B Page 4 of 4
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