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The site is the curtilage of an existing industrial building with associated parking along with some additional rough ground, situated behind established industrial development in Balthane, to the south west of the main spine road. The main building is 21m by 27m with two smaller annexes on the south west and north eastern elevations. The applicant also owns the land to the south, occupied by a range of existing industrial buildings (mostly small units with associated parking) and the majority of the units to the north. Immediately to the south west is a site presently used for secure parking, which has recently been the subject of an application for surfacing and a canopy (PA 10/1726).
The site has been the subject of a recent fire (December, 2010) which has destroyed the existing buildings on the site.
As amended, the location plan includes the access onto the estate road to the north.
The site lies within an area designated as Industry on the Town and Country Planning (Development Plan) Order 1982 and the draft Southern Area Plan.
Proposed here is the redevelopment of the site. Rather than proposing one large building, the proposal is for smaller units, similar to Aalin Court and Harmat Court, to the south. There are to be two blocks - block A to have fifteen units and B to have eleven. The units are to be 9m long or 7m long and internally 3.5m wide. The units will all be more or less the same height - there are some slight steps within the ridgeline and all finished in painted smooth render and insulated profiled metal roof sheeting on the roof with sectional garage doors in the front elevations.
There is parking in the form of one space per unit directly in front of each unit. Access is via an existing way into the site from the north west. The units are to be used for storage.
The site is designated for Industrial purposes. The definition of industry does not include storage which comes under Class 6 of the Use Classes Order which is Schedule 4 of the Town and Country Planning (Permitted Development) Order 2005. Storage is dealt with alongside Industry in the Strategic Plan and is acknowledged therein as becoming an "increasingly important activity, particularly in terms of the demands it makes on land, buildings, and access requirements" (paragraph 9.2.2). Paragraph 9.2.4 goes on to state "Sites identified as suitable for Industry will generally also be suitable for the storage and distribution of goods, although, depending upon location with respect to other uses, the Department may restrict the goods stored by attaching the following condition..." which excludes use as a skip transfer station or for retail purposes or for purposes which may give rise to nuisance through noise, dust or smell".
Parking in association with storage is one space per one hundred square metres gross of floor space which would result in a requirement for far less parking than is provided.
Malew Parish Commissioners indicate that they do not oppose the application
The Manx Electricity Authority indicate that there are underground or overhead electricity supplies in the area and seek consultation thereon. They also seek consultation regarding the provision of an electricity supply, which is not a material planning consideration and should not be referred to in the planning decision notice.
The proposed use is suitable for the designation applied to the site and as such the provisions of General Policy 2 are appropriate in this case:
"Development which is in accordance with the land use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:
a) is in accordance with the design brief in the Area Plan where there is such a brief; b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the space around them; c) does not affect adversely the character of the surrounding landscape or townscape; d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; e) does not affect adversely public views of the sea;
f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; g) does not affect adversely the amenity of local residents or the character of the locality; h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; i) does not have an adverse effect on road safety or traffic flows on the local highways; j) can be provided with all necessary services; k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and n) is designed having due regard to best practice in reducing energy consumption."
The units are similar to those alongside which are presumeably in demand to warrant this proposal for more. They are neat and do not result in significant levels of traffic and comply with the provisions of the development plan and the Strategic Plan.
The local authority is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status.
The MEA identify the proximity of overhead lines which is a material consideration and as such should be afforded party status in this case.
Recommended Decision: Permitted
Date of Recommendation: 18.02.2011
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This permission relates to the erection of storage units as shown in drawings AT 1085.1, AT 1085.2, AT 1085.3 all received on 19th January 2011 and the location plan prepared on 18th February, 2011.
I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer.
Decision Made : Permitted Date : 2/2/11
Signed : [Signature] Senior Planning Officer
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