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| Application No. : | 12/01388/C |
| Applicant : | Arwen Ltd |
| Proposal : | Change of use of redundant industrial warehouse to an entertainment, leisure and activities centre |
| Site Address : | Castle House Ronaldsway Industrial Estate Ronaldsway Ballasalla Isle Of Man IM9 2RY |
| Case Officer : | Miss S E Corlett |
| Photo Taken : | 30.10.2012 |
| Site Visit : | 30.10.2012 |
| Expected Decision Level : | Officer Delegation |
1.1 The site is the curtilage of the former Castle Industries building which lies in Ronaldsway Industrial estate. The estate accommodates a range of uses - a hotel at the entrance to the estate and around which the estate road winds en route for the majority of the existing development. On the corner of the estate road, opposite the Ronaldsway Aircraft Factory and associated offices, is Forrest House, operated by Strix Ltd, manufacturers of thermostats. The estate road then heads west with Ronaldsway FC grounds and clubhouse on the northern side and the majority of the existing buildings on the southern side of the estate road. The first building on the left is occupied by Domicilium, an information technology provider: the building to the south of that is presently empty but previously had planning permission for conversion to a leisure use incorporating a bowling alley, cafe and children's play facility and associated parking (10/00350/B). To the south of this building is the application site.
1.2 On the north western side of the estate road from the buildings mentioned in the last sentence above is the Isle of Man Post Office Southern Delivery depot, Barrule House - the offices of Manx Family Services and associated nursery and a warehouse operated by Shoprite. To the north east of this is the Falcon Auto Centre garage Services operation.
1.3 Planning permission has been granted, but the permissions have now lapsed, for the principle and details of the industrial development of the land immediately to the south of the Shoprite warehouse and to the north west of the Falcon Garage, respectively.
1.4 The application site accommodates a large building which has a footprint of 92m by 60m. The building has a built form of five conjoined pitched roofed units, the first of which closest to the estate road, finished in brick and the rest with a brick faced lower wall up to around 2.5m and sheeting above. The application states that there are 95 parking spaces available to the building on the site.
2.1 Proposed is the change of use of the building from manufacturing to a leisure facility incorporating public and private events although no further information is specified, for example if the uses involved amplified music (the applicant has provided further information which indicates that amplified music will be played and that the building is considered suitable
for this purpose). The hours of operation are suggested as being 0800hrs to 2200hrs Sunday to Thursday inclusive and 0800hrs to 0000hrs Friday and Saturday. The applicant has looked at other leisure uses on the Island and has concluded that the likely attendance will vary between 400 - 1000 with between 100 and 250 at any one time Sundays to Thursdays. Further information has been sought regarding usage and car parking, but despite various exchanges of correspondence, no accurate information has been provided to demonstrate how many parking spaces can be provided in relation to the proposed or envisaged level of use.
3.1 The site lies within an area designated on the Southern Area Plan as Business Park. This is referred to in the Written Statement as follows:
"6.8.4 Ronaldsway Industrial Estate is located to the west of the Airport. The Estate is largely made up of a mix of industrial uses but includes other non-industrial uses such as the Sefton Express Airport Hotel and Ronaldsway playing fields and associated facilities. The playing fields are in private ownership and any use of them is entirely at the discretion of the owners, currently the RLC Engineering Group Limited. Some of land to the front of the Sefton Express is proposed to be retained as Open Space as it provides a valuable landscaped buffer between the road and the Ronaldsway Estate and contributes to the general appearance of the area.
6.8.5 Ronaldsway occupies a prominent and well laid out site within the South and as such is considered suitable for Business Park uses. This designation, however, shall not affect the current businesses on the Estate. Other uses may be better directed towards Balthane. Business Park development can be defined as land for light industrial purposes, warehousing, new technology companies involved in scientific, commercial, or industrial research or development and office accommodation as the Corporate Headquarters of companies having multiple and diverse interests (but excluding financial/professional services to visiting members of the public); buildings should be set in parkland which should dominate the landscape (taken from Appendix 1 - "Definitions: The Isle of Man Strategic Plan, 2007).
6.8.6 In this context Business Policy 7 of the Isle of Man Strategic Plan is important. This states:
"New office floor space should be located within town and village centres on land which is zoned for the purpose on the appropriate area plan; exceptionally, permission may be given for new office space
6.8.7 Site SR2 to the south of Ronaldsway Business Park (Map 4), is identified as a Strategic Reserve for Business Park Use. A Development Brief for the Site is provided at Paragraph 4.20 and the methodology for the Site's release is set out in Section 4.16.2.
All industrial uses, other than small scale light industrial uses considered to be acceptable within the Mixed Use areas, or those uses deemed appropriate by the Isle of Man Strategic Plan Business Policy 7, will be located on the Industrial Estate at Balthane and where appropriate Ronaldsway and the Freeport.
It is proposed that Site 4 to the north east of the Freeport should be designated for Office and/or Industrial Use and be subject to Development Brief 4.
A Business Park is defined in the Strategic Plan as - "A development encompassing land for light industrial purposes, warehousing, new-technology companies involved in scientific,
commercial, or industrial research or development and office accommodation as the corporate headquarters of companies having multiple and diverse interests (but excluding financial/professional services to visiting members of the public); buildings should be set in parkland which should dominate the landscape."
3.2 The site is therefore not designated for the purpose for which it is proposed in this application. It is relevant, however that permission has been granted for leisure use of any adjacent building - see Planning History. It is also relevant that the Strategic Plan welcomes and protects existing provision for leisure as stated in Chapter 10, and Recreation Policies 2 and 3.
4.1 The site has been the subject of one relevant previous application: PA 09/00013 proposed the conversion of the former printing works to a waste recycling facility. This was refused for the following reason:
Whilst the site lies within an area designated for Predominantly Industrial use on the Isle of Man Planning Scheme (Development Plan) Order 1982, the present character of the estate is light industrial and incorporates non-industrial uses such as the children's centre offices and nursery, the post office, the offices at Forrest House and the Sefton Express hotel, which has permission for a significant extension for additional bedrooms towards the application site. In addition, planning permission has been granted for the change of use of the adjacent warehouse to a leisure facility and permission has been granted in principle for a research and development and light industrial development on the land over which the new access is proposed. As such, the introduction of a waste recycling facility as is proposed in this application would introduce a heavier type of industrial use with the potential for noise, dust and heavy traffic nuisance to existing and potential authorised users of the estate.
4.2 Planning permission was granted for the conversion of the building to the north east of the application site, to a leisure facility including an infants' activity area, pool area (table pool not the swimming type), gym, table tennis area, darts, video games, café, ten pin bowling area and pro-shop (for the bowling) and an activity area for sports such as dancing, karate, judo etc. - PA 07/00032. This was never implemented.
5.1 The Isle of Man Water and Sewerage Authority seek assurance that the development will be satisfactorily drained. This is a matter for the Authority under the Building Regulations and Sewerage Act.
5.2 Highways Division seeks a deferral pending further details of parking and levels of use. Following an unscaled parking plan with little in the way of context being submitted, Highways Division indicates that they still require a proper assessment of the proposed activities and level of use and the provision of the requisite parking. No further information has been submitted.
5.3 Malew Parish Commissioners indicate that they do not oppose the application.
6.1 The proposed use is contrary to the land use designation on the Southern Area Plan. However, it is clear from the approval granted under PA 07/00032 that the principle of leisure uses on the estate is not unacceptable. As such, it may be that some form of leisure uses could be considered acceptable on this site. However, the supporting information with the application is lacking in detail and substance such that it is not clear what type of activities will be undertaken on the site and as such, the level of use and how much parking will be required. For example, if the activities were orientated towards young children, almost all of these would have to be brought to the site by private motor car, but there may be an element of car sharing. If the activities are aimed more towards adults then it is less likely that users would
car share to the same extent. There is no information about the length of time which each activity would be undertaken and no information on possible overlap of people coming and going. As such, it is not possible to conclude that the use could be satisfactorily accommodated on the site. It is also disputed that half of the users would come to the facility by taxi or public transport. In addition, the different types of leisure can result in very different impacts - noise particularly and which could result in adjacent industrial units being unattractive to potential users.
6.2 There is also the matter of the loss of the industrial unit for industrial purposes and it is perhaps surprising that there is no comment from Department of Economic Development on this. It is relevant that there is a current application, by DED for the unit opposite for change of use from motor repairs to industrial use (PA 13/91211). There is also no supporting information in respect of the choice of site outside an existing settlement or town centre. Without any information on the type of leisure uses proposed it is not possible to assess whether there are any potentially usable sites in nearby village or town centres.
6.3 In conclusion, despite numerous requests for information none has been forthcoming and the application is recommended for refusal on this basis.
7.1 The local authority should be afforded party status under the provisions of the Isle of Man Planning (Development Procedure) Order 2005.
7.2 Highways Division is part of the Department of Infrastructure of which the planning division is also part and as such the ht should not be afforded party status in this case.
7.3 the Isle of Man Water and Sewerage Authority raise issues relating to the Sewerage Act and as such should not be afforded party status in this case.
Recommended Decision: Refused
Date of Recommendation: 24.10.2013
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
R 1.
The proposed use is contrary to the land use designation on the Southern Area Plan. Whilst it is clear from the approval granted under PA 07/00032 that the principle of leisure uses on the estate is not necessarily unacceptable, in the absence of any information on the type of leisure uses proposed, it is not possible to assess whether the leisure uses proposed, and on the scale proposed are acceptable in this case and would not be detrimental to the use of the remainder of the industrial estate/business park. Also whilst it may be that some form of leisure uses
could be considered acceptable on this site, the supporting information with the application is lacking in detail and substance such that it is not clear what type of activities will be undertaken on the site and as such, the level of use and how much parking will be required and how much can be provided such that the spaces will be accessible and usable. As such, it is not possible to conclude that the use could be satisfactorily accommodated on the site and as such, it is considered that the proposed use would be detrimental to the amenities of the area and the use of adjacent land for authorised or legitimate purposes due to potential car parking on the estate road and vehicular manoeuvring other than within the site.
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 : Refused Date : 1/11/13
Signed : ... Anthony Holmes Senior Planning Officer
Signed : ... Michael Gallagher Director of Planning and Building Control
Signed : ... Sarah Corlett Senior Planning Officer
Signed : ... Jennifer Chance Development Control Manager
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