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26th October 2012
Department of Infrastructure Planning and Building Control Isle of Man Government Murray House Mount Havelock Douglas IOM IM1 2SF
RECEIVED ON 05 NOV 2012
T +44 (0)20 7198 2000 F +44 (0)20 7198 2001 www.lsh.co.uk
Lambert Smith Hampton United Kingdom House 180 Oxford Street London W1D 1NN
RECEIVED ON 29 OCT 2012
Dear Sir / Madam,
Application for Full Planning Permission for a Change of Use from Light Industrial (Class 5) to Storage and Distribution (Class 6) at Unit 18 Spring Valley Industrial Estate, Douglas, Isle of Man, IM2 2QT
On behalf of our client, Screwfix Direct Limited, we are instructed to submit a planning application for the change of use of the above unit from assumed Class 5 (Light Industrial) to Class 6 (Storage and Distribution).
In accordance with the Isle of Man Government's validation requirements please find enclosed the original and four copies of the below documentation:
Please also find enclosed a cheque for £230 to cover the required planning application fee for a change of use.
Screwfix Direct Ltd comprises a Use Class 6 storage and distribution trade counter operation aimed at local building companies. Their products are sold over the internet, via a catalogue and over the phone as well as over the trade counter, which typically occupies about 10% of the floorspace of a unit, with any individual unit servicing its own local area for each of these methods of purchase. Screwfix brands and products are formulated for the trade professional in terms of quantity and type of goods. Whilst the units are advertised, this is predominantly in the trade press and is directed at tradesmen.
In addition to the trade counter, there is a separate customer collection point for registered "trade plus" account holders. This area will equate to less than 3% of floorspace and is only accessible to registered trades people ordering building products on a regular basis in high quantities. The purpose of the customer collection point is to streamline both their product ordering and collection. This area is not open to general trade customers.
There are limited planning history files for this site. We have consulted with Jamie Leadbeater in your planning department who advised that the only planning application of relevance to the use or
operation of the site is Application Reference: 37298 for the erection of five light industrial warehouse units, approved in 1974. This falls within Use Class 5 of the Isle of Man's Use Class Order.
It is understood from the planning history and advice received that the application site, along with adjoining units fall within Use Class 5 of the Isle of Man Use Classes Order, for light industrial Use. Screwfix propose to open their first unit on the Isle of Man on the Spring Valley Industrial Estate to serve the local catchment. Screwfix operate from a number of sites throughout the UK and are an established storage and distribution Use (England Use Class B8). It is therefore required to change the use of the existing unit to storage and distribution, Use Class 6. Very limited changes would be required to accommodate Screwfix within the existing unit.
As a Class 6 Use the storage and distribution centre with a trade counter will supply building materials to local builders and related services such as plumbers, electricians and facilities departments to large organisations such as schools, hospitals, hotels, and offices.
Operating hours are between 7.00am – 8.00pm Monday to Friday and 8.00am – 6.00pm on Saturdays and 10.00am – 4.00pm on Sundays and Bank Holidays. The early / late opening is required to serve tradesmen. The business will employ 16.8 FTE members of staff and it is anticipated that unit will be serviced by one HGV vehicle per week.
There are no changes to the existing access and egress from the site proposed. The site is served by three designated parking spaces, a motorcycle/cycle parking space and also a dedicated loading bay in addition to unmarked parking areas located towards the front of the site by Springham Park Road. We understand that the shared parking area located at the front of the adjoining industrial unit is operated on an informal basis.
Strategic Planning Policy is provided by the Isle of Man Strategic Plan – Towards a Sustainable Island (2007), this is the key planning document for the Isle of Man. It is proposed that the Strategic Plan will be supported by a number of Area Plans. Douglas falls within the eastern area, we understand that work on this Area Plan is yet to commence.
The Key Diagram provided on page 27 of the Strategic Plan document notes Douglas as the main centre on the island, also containing a major employment area. Business Policy 1 seeks to encourage the growth of employment opportunities throughout the island and Business Policy 2 states that land will be allocated for industrial use, we understand that these are yet to be allocated in the eastern area AS THE Area Plan is developed.
Business Policy 5 states that on land zoned for employment use light industrial and storage and distribution use will be appropriate. Para 9.2.4 of the Strategic Plan reiterates this and states that in areas approved for light industrial uses storage and distribution uses will also likely be appropriate, having regard to other nearby uses.
The application site is located within the Spring Valley Industrial Estate which is an established industrial estate to the west of Douglas. This area provides a significant source of employment floorspace and contains a number of light industrial, commercial and storage uses in addition to some more retail based units such as the B&Q store.
The application proposes to reuse the currently vacant unit, the permitted use of which is for light industrial. The proposed use of the unit is for storage and distribution, this accords with Business Policy 5 and also the supporting text which states that Use Class 6 is appropriate on land zoned for employment use.
The application represents a suitable location for the proposed storage and distribution use as it is located in an established industrial area with other similar uses and activities located nearby. The Spring Valley Industrial Estate has good access links to the A6 and also the A5 which provides connections to the south of the Island and also the A1 which provides connections across the
Island to the West. Douglas also serves as a major port with connections to main land England and Northern Ireland.
The proposed location of the Screwfix unit on the Spring Valley Industrial Estate is appropriate because it can serve the needs of tradesmen needing building materials which it would not be appropriate to stock in a town centre location. The proposal would also allow for the continued use of this currently vacant unit for employment purposes.
In relation to possible impact to amenity, the application site represents an established commercial unit which is boarded on both side by additional commercial units which essentially serve to screen any activities at the front of the units from the residential units located to the rear. The proposed change of use would have no adverse negative impact to the amenity of any nearby properties.
The premises also have adequate car parking to serve the proposed use. Consequently we do not believe that Screwfix's operation of the unit will contribute to traffic congestion and parking problems either in the immediate vicinity of the site or on the wider highway network.
The proposed change of use from Use Class 5 to Use Class 6 is in accordance with the Strategic Planning Policy for the Isle of Man, it would allow for the continued use of the site for employment purposes and also represents an appropriate use in this established commercial location. Importantly the proposal complies with Business Policy 5 which states that storage and distribution uses are appropriate in established industrial locations.
The proposed use will be beneficial to the local economy, is sustainably located within an established industrial estate, re-uses an existing building, is not detrimental to the environment or local amenities and is situated in an area where Class 6 uses are acceptable. Moreover Screwfix Direct Ltd will make a positive contribution to the commercial life of the area providing essential trade counter services to local businesses including plumbers, electricians and builders.
We trust that you have sufficient information to validate and determine this application, if there are any queries with the enclosed documents please do not hesitate to contact me on the below details.
I look forward to receiving confirmation that this application has been validated.
Yours Sincerely,
Amy Jones
Senior Planner
DL: +44 (0)20 7198 2096 E: [email protected]
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