4 January 2013 · Planning Committee
Manx Telecom (Engineering), Greenhill Communication Centre, Isle Of Man Business Park, Douglas, Isle Of Man, IM2 2qz
Manx Telecom proposed converting their existing maintenance garage and stores into data halls and erecting a new data hall building (31m x 55m footprint, up to 10m high) with associated plant including chillers, air handling units (up to 5.2m high), generators, and 2.5m high acoustic fencing enclosures.
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The officer assessed that the proposal reflects the changing nature of telecommunications and should be accommodated in a business park location unless material harm is demonstrated.
General Policy 2
Requires development in accordance with land use zoning to respect site/surroundings in siting/layout/scale/design, not adversely affect amenity/character/road safety, provide parking/access/services, and not prejudice adjoining land. Officer found the proposal complies as it fits the business park's telecommunications/industrial use, noise/visual impacts are mitigated, parking maintained, and it supports economic aims without harm.
Reserved matters approval
Approval of the details of siting, design, external appearance of the building[s], internal layout, means of access, landscaping of the site (hereinafter called 'the reserved matters') shall be obtained from the Planning Authority in writing before any development is commenced.
Time limit for reserved matters
The application for approval of the reserved matters shall be made to the Planning Authority before the expiration of two years from the date of this permission.
Time limit for commencement
The development to which this permission relates shall begin within 4 years of the date of this permission or within two years of the final approval of the reserved matters, whichever is the later.
Approved drawings
This permission relates to the alterations and conversion of existing buildings to create web hosting facility, as shown in drawings reference SC1260/P/00-02 and SC1260/P/00-01 received on 22nd August, 2012 and SC1260/P/10-02A and SC1260/P/10-01A both received on 20th November, 2012.
Noise limits for acoustic surrounds
The application for the reserved matters must demonstrate that the acoustic surrounds are both visually acceptable for the location and result in noise levels at surrounding school, office and meeting rooms not exceeding 35 dB LAeq (1hour) internally and 45 dB LAeq (1hour) externally and at the nearest residential premises not exceeding 30 dB LAeq (1 hour).
Parking provision
The application for reserved matters must demonstrate that there remains on site sufficient vehicular parking to serve the proposed uses within the site.
no objection provided that parking standards are achieved
do not object subject to surface water not discharged to foul sewer and connection to main foul sewer acceptable to them
Environmental Protection Officer initially raised noise concerns recommending acoustic consultant advice but later supported with specific noise limits; Highways Division had no objection; Water Authority no objection with drainage conditions; Manx Electricity Authority requested contact and conditions; Restart Ltd objected due to noise concerns.
Key concern: Predicted noise levels exceeding reasonable limits at Ballacottier Primary School and neighbouring premises without acoustic mitigation
Environmental Protection Officer
Conditional No ObjectionWhilst noise levels of 45 dB LAeq, daytime and 35 dB LAeq, night-time at the boundary of any noise sensitive premises would be entirely reasonable as a noise limit, I doubt they are realistically achievable without enclosing the plant within a suitable building or acoustic enclosure.
Conditions requested: The applicant is recommended to obtain advice from an acoustic consultant to ensure proposed development can achieve reasonable noise levels
Environmental Protection Officer
Conditional No ObjectionProvided noise levels do not exceed 40 dB LAeq. 1 hour at Ballacottier Primary School and 45 LAeq. 1 hour at any neighbouring office premises (Restart); resulting in noise levels below 30 dB LAeq. 1 hour at nearest residential premises, as predicted by Hoare Lea, this development is not likely to cause any noise nuisance.
Conditions requested: Noise levels do not exceed 40 dB LAeq. 1 hour at Ballacottier Primary School; 45 LAeq. 1 hour at any neighbouring office premises (Restart); Noise levels below 30 dB LAeq. 1 hour at nearest residential premises
Highways Division
No ObjectionThe application meets relevant highway standards and policies. If the building is to be replaced then the current parking standard must be maintained.
Conditions requested: If the building is to be replaced then the current parking standard must be maintained
Manx Electricity Authority
Conditional No ObjectionThere are Underground Cables/Overhead Lines present in the area indicated in you Planning Application.
Conditions requested: The applicant must contact the Authority; Contact Network Operations Department (Tel. 687687) to discuss working practices around Cables and Overhead Lines; Contact the M.E.A. for Electrical Site Safety 5 documents (Tel. 687766); Contact the M.E.A. Planning Department (Tel. 687781) to discuss the electricity supply; MEA requires 24 hours unrestricted access to the cables in the Public Highway
Isle of Man Water and Sewerage Authority
Conditional No ObjectionNo Objection: - subject to the following conditions:-
Conditions requested: The proposed development must be connected to the public sewer(s). Full details of the foul and surface water disposal routes from this dwelling must be submitted as part of any subsequent detailed planning application.; There must be NO discharge of surface water (directly or indirectly) from this proposed development to any foul drainage system(s); A Communication Fee will be payable to the Isle of Man Water & Sewerage Authority in respect of this drainage connection.
Restart Ltd
ObjectionWe are concerned about the development and the increased noise from plant and equipment that will be running 24/7 together with the initial impact of the substantial building works required. We are in the process of contacting specialist Environmental Engineers to assess impact on our business.
