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The Environmental Protection Officer (Noise) has recommended that the following condition is attached so as to prevent noise nuisance to neighbouring residential premises: The rating level of noise emitted from any plant or machinery including air handling units and chillers at the site shall not exceed: - Daytime (0700-2300 hrs) 45 dB LAeq, 1 hour at neighbouring residential premises - Night-time (2300-0700 hrs) 35 dB LAeq, 5 minute at neighbouring residential premises The measurements shall be made according to BS 4142:1997 The Environmental Protection Officer (Water) has been consulted in respect of the proposed bio-disc and states that the information "sounds reasonable but I need to see a completed discharge licence application form detailing proposed location of biodisc and proposed discharge point etc (OS grid refs preferably and preferably a simple map detailing location of disc and discharge points) and then I need to do a site visit and take water samples from the receiving water-course to assess what impact this new discharge may have. Only then can I make an informed judgment." Standard comments have been received from the Manx Electricity Authority ## Assessment The application site is located within an Area of Open Space or Woodland in the Douglas Local Plan 1998. The proposed development would be incompatible with the land use zoning within the Douglas Local Plan. However, it should be noted that an extant planning permission (07/01212/B) for Industrial estate layout would allow three buildings to be sited on the application site. The Strategic Plan considers storage and distribution uses to be acceptable within industrial estates. This application is proposing a storage/distribution use in the form of a data centre. It is considered the principle of developing the site as a data centre to be acceptable. In respect of the visual amenities of the Castletown Road, the proposal would not look out of character within an industrial estate. The building will be set approximately between 6 m and 8.5 m below road level of Castletown Road. The new building will be set back approximately 69 m back from the footway of Castletown Road. There is an extant layout for three units to be building directly in front of the data centre. One of the units has been constructed. Views of the data centre building will be disrupted by these buildings, as most of the views will be through gap between the units. Due to all these factors, it is considered the proposed development will not adversely affect the visual amenities of the locality when viewed from Castletown Road. In respect of the impact on the views from the Isle of Man Stream Railway, the application is proposing to install external plant to the rear of the building. This may be visible from the railway. The applicants are proposing to plant semi-mature trees along the rear boundary o of the site, so as to limit the visual impact of the development when viewed from the railway. The precise landscaping scheme has not been provided as part of the application; however, this detail can be controlled through a planning condition. In terms of the total parking provision for the development, it is proposed to provide 38 car parking spaces to serve the development. The gross floor area of the building will be 3750 square metres upon completion of all phases. Using the storage and distribution car parking standards of 1 space per 100sq.m, this would equate to a requirement of 37.5 car parking spaces. The provision of 38 spaces would be acceptable and would serve the requirements of the development. In terms of highway safety, the Highways Division of the Department do not object to the application as the development will have no adverse traffic impacts. It is considered the proposal would be acceptable on highway safety grounds. In terms of noise disturbance, the development is close to noise sensitive properties and it has been recommended by the Environmental Protection Unit has recommend a noise condition be attached to limit the noise emissions from the site. It has been recommended that the following condition be attached: "The rating level of noise emitted from any plant or machinery including air handling units and chillers at the site shall not exceed: - Daytime (0700-2300 hrs) 45 dB LAeq, 1 hour at neighbouring residential premises - Night-time (2300-0700 hrs) 35 dB LAeq, 5 minute at neighbouring residential premises The measurements shall be made according to BS 4142:1997" Subject to the above condition, it is considered the proposal will not result any adverse affect nearby noise sensitive properties. In respect of drainage, the application is proposing to discharge treated foul water via a bio-disc into a watercourse at the rear of the site. However, the applicants have not, to date, applied for a discharge licence from the Department of Environment, Food and Agriculture and the Department is not able to give an informed judgement on whether the proposed discharge would be acceptable until a licence application is received. There is uncertainty, at this moment in time, whether the site will have a foul drainage system. It is hoped that the matter may be resolved and a verbal update will be made at the Committee meeting. ## Recommendation It is recommended that planning permission be granted subject to conditions in the attached schedule. ### Party Status The local authority is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered an "interested person" and as such should be afforded party status. 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. The Environmental Protection Officers of Department of Environment, Food and Agriculture have commented on planning matters and as such should be afforded party status. The Manx Electricity Authority have commented on non-planning matters and as such should not be afforded party status in this instance. ### Recommendation Recommended Decision: Permitted Date of Recommendation: 12.04.2011
Conditions and Notes for Approval / Reasons and Notes for Refusal
C 1.
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
This permission relates to erection of a six hall Data Centre and support facilities as shown in drawing numbers SC 1205/P/10-00, SC 1205/P/10-03, SC 1205/P/11-01, SC 1205/P/12-01, SC 1205/P/12-02 SC 1205/P/12-03, IM1059/P01 Rev: A and D397-LS01 date stamped 24th December 2010, SC 1205/P/10-01 Rev: A, SC 1205/P/10-02 Rev: A, SC 1205/P/10-04 Rev: A, SC 1205/P/10-05 Rev: A, SC 1205/P/10-06 Rev :A, SC 1205/P-14-03, SC 1205/P-14-04, SC1205/C/SK01, 19553-GL01-A1 issue A, 19553-TS010-A1 issue A, Klargester BioDisc details, ACS Gas Resistant Membrane detail, Satellite dish details, Air Handling Unit details and Chiller unit details date stamped 14th February 2011, SC 1205/P/12-04 Rev: A 11th March 2011, Design \& Access Statement/Traffic Statement prepared by Savage and Chadwick date stamped 24th December 2010, Plant Noise Assessment date stamped 24th December 2011, Ground Investigation Report prepared by Strata Surveys Limited dated 10th January 2011.
No development shall take place until samples of the facing, roofing and paving materials have been submitted to and approved by the Planning Authority, and thereafter the development shall be carried out in accordance with the approved details.
Each phase of the development shall not be occupied until the vehicular and pedestrian means of access for that phase have been constructed in accordance with the approved plans, and those means of access shall thereafter be kept available at all times for their respective purposes.
Each phase of the development shall not be occupied until the car parking and manoeuvring area for that phase have been provided in accordance with the approved plans, and those areas shall thereafter be kept available at all times for their respective purposes.
The building hereby permitted shall not be occupied until the cycle shelter has been provided in accordance with the approved plans, and those facilities shall thereafter be kept available at all times for their designated purpose.
The fencing to be erected must be colour coated green.
No development shall take place until full details of the soft landscaping works have been submitted to and approved in writing by the Planning Authority. All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of each phase of development. Any trees or plants 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.
The rating level of noise emitted from any plant or machinery including air handling units and chillers at the site shall not exceed:
The measurements shall be made according to BS 4142:1997
I confirm that this decision has been made by the Planning Authority in accordance with the authority afforded to it under the Town and Country (Development Procedure) 2005
Decision Made : ______________________________ Authority Meeting Date : ______________________________ Signed : ______________________________ Presenting Officer Further to the decision of the Authority an additional report/condition reason is required. Signing Officer to delete as appropriate
YES/NO
YES
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