23 May 2013 · Delegated - Senior Planning Officer (Anthony Holmes)
Unit 17, Tromode Estate, Carrs Lane, Tromode, Douglas, Isle Of Man, IM4 4rg
The proposal involves building a two-storey L-shaped block containing four light industrial units with offices, providing 897 square metres of net floor space, 30 car parking spaces, bicycle parking, refuse area and loading bays on a 0.51 acre vacant brownfield site within the designated industrial Tromode Estate.
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The principle of light industrial development is acceptable as the site is within land designated for light industrial use under the Onchan Local Plan (Policy O/I/P/3).
Policy O/I/P/3 of Onchan Plan
Designates site for light industrial purposes (processes suitable for residential areas without amenity detriment). Officer assessed proposal matches definition, principle acceptable.
General Policy 2
Permits development per zoning if respecting site/surroundings, no adverse amenity/highway/flood impacts, adequate parking/services. Proposal complies on design, amenity, highways, flood risk.
Environment Policy 7
Protects watercourses; requires risk assessment, pollution measures, 8m buffer. Completed form submitted; DEFA Fisheries confirmed no risk of damage/disturbance.
Environment Policy 10
Requires FRA where flood risk potential. Submitted FRA by Hyder accepted by Water Authority; site outside 1:100+CC fluvial extent per model.
Environment Policy 13
Prohibits unacceptable flood risk. No on/off-site risk post-mitigation; conditions enforce FRA recommendations.
Business Policy 1
Encourages employment growth if policy compliant. Light industrial fits zoning.
Business Policy 5
Industrial land for industry/storage; no retail unless justified. Proposal excludes retail unlike refused prior app 05/01905/B.
Transport Policy 7
Requires parking per standards (1:30m² light industrial). 30 spaces provided/marked.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved drawings
The development hereby permitted shall not be carried out except in full accordance with drawing no.s P-100 rev. B, P-101 rev. C, P-102 rev. C, P-103 rev. B, P-104 rev. B, 101 rev. 1 and 300 rev. p1 date stamped the 15th March 2013.
Flood risk mitigations
Prior to the first occupation of any the four units the first and third recommendations set out at Section 5.2 (page 12) of the submitted Flood Risk Assessment, prepared by Hyder Consulting (UK) Limited dated the 10th May 2013, must be carried out.
Car parking provision
Prior to the first occupation of any of the four units the car parking layout shown on drawing no. P-102 rev. C, date stamped the 15th March 2013, must be set out and be capable of use. This car parking shall be retained as such thereafter for the lifespan of the development.
Restricted use/discharges
The use of the units must be restricted to dry industrial processes only. The only discharges that will be accommodated in the public foul sewer at this time are domestic (only) sewage from WCs and canteens.
recommend that the planning application be approved
do not oppose the planning application stating that the application meets the required car parking standards and will have no adverse traffic impact
satisfied that the proposed development does not present a risk of damage or disturbance to the adjacent watercourse
satisfied with the proposed development in that respect [flood risk] following assessment of FRA; accepts recommendations including FFL 400mm above 1:100+CC level
Water Authority initially requested deferral due to missing Flood Risk Assessment but later accepted it with conditions on flood mitigation, floor levels, access, and discharge restrictions; DEFA Fisheries raised no objections but recommended knotweed treatment supervision; Onchan Commissioners supported the application.
Key concern: Safe site access and egress cannot currently be provided via the existing access road during a 1 in 100 year plus climate change event
Isle of Man Water and Sewerage Authority
Conditional No ObjectionThe Authority is satisfied with the FRA provided and accepts the recommendations made; The use of the proposed units must be restricted to dry industrial processes only
Conditions requested: Remedial action is undertaken to reduce the risk of a breach at the reservoir outlet sluice structure. In addition, a dam maintenance programme is recommended; Finished floor level of the proposed building are set 400mm above the predicted 1 in 100 year return period plus climate change of 30.77mAD02; Consultations are undertaken with WSA and emergency services to confirm the acceptability of the proposed emergency access route during flood conditions; Use of the proposed units must be restricted to dry industrial processes only. The only discharges which will be accommodated in the public foul sewer at this time are domestic (only) sewage from WCs and canteens. If the applicant proposes to discharge any trade waste into the public sewerage system, a trade effluent discharge consent will be require as specified under Section 17 of the Sewerage Act 1999
Isle of Man Water and Sewerage Authority
DeferralThe Water & Sewerage Authority requests that any decision on this application be deferred as the applicant has not provided a Flood Risk Assessment
DEFA Fisheries
No ObjectionThere is no risk of damage or disturbance to the watercourse from the proposed development; As there is extensive growth of Japanese knotweed in the area, it is suggested that a condition of planning approval be that...
Conditions requested: The treatment, clearance and disposal of the knotweed is carried out under the close direction and supervision of Officers from this Department
Onchan District Commissioners
SupportThe Commissioners recommend that the application be APPROVED for planning purposes only
