26 February 2014 · Planning Committee
Laundry, Tromode Estate, Carrs Lane, Tromode, Douglas, Isle Of Man, IM4 4rb
The proposal involves demolishing existing vacant laundry and smaller buildings (total 3,861 m² floor area) and replacing them with two modern steel-clad units: larger Unit 7 (65m x 22m, 11.5m ridge, 1,672 m² for Strand Group's document management, storage, shredding etc.) and smaller Unit 8 (31m x 19m, 10m ridge, 557 …
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Site in established industrial estate zoned light industrial (Onchan Local Plan); redevelopment reduces floor area (~40% less) and improves parking/servicing over dilapidated existing buildings, welco…
Strategic Policy 2 - Priority for new development to identified towns and villages
Requires development in existing towns/villages or sustainable extensions; site in urban industrial estate on previously developed land, sustainable location with transport links.
Strategic Policy 4
Protects heritage/landscape/watercourses; improved Steam Engine House setting, no adverse ecology/flooding impacts, river method statement conditioned.
General Policy 2
Requires accordance with zoning/design/amenity/highways/flooding etc.; complies with industrial zoning, modern design improves appearance, no amenity/highway/flood objections.
Environment Policy 13
No unacceptable flood risk; detailed modelling confirms buildings flood-free, no off-site increase.
Environment Policy 22
No unacceptable pollution/noise/light; light industrial compatible, shredder specs/noise conditioned, Env Health no objection.
Business Policy 5
Industrial/storage on zoned land permitted; uses match zoning (business/light industrial).
Transport Policy 7
Parking per standards; improved over existing, Highways no objection.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved plans
The development hereby permitted shall not be carried out except in full accordance with the following plans: Drawing Number 1309C 01 (measured survey), 166411 P-04 (Unit 7 floor plans), M1 UA005970 01, M2 UA005970 01, M3 UA005970 01, M4 UA005970 01, M5 UA005970 01 (flood related) and 13-096 10 (drainage plan) received on 25 November 2013; and Drawing Numbers 166411 P-01A (site location plan), 166411 P-02A (site survey), 166411 P-03B (site layout), 166411 P-05D (Unit 7 elevations), 166411 P-06C (Unit 8) received on 20 December 2013.
Parking provision
The development hereby approved shall not be occupied until the parking, turning and loading areas have been provided in accordance with the approved plans. Such areas shall not be used for any purpose other than the parking, turning and loading of vehicles associated with the development and shall remain free of obstruction for such use at all times.
Lorry hours
There shall be no vehicle movements to and from the lorry parking area, located to the rear of Unit 7 next to the former Steam Engine House as shown on Drawing Number 166411 P-03B received on 20 December 2013, outside the hours of 0800 and 1830 on weekdays; and outside the hours of 0900 to 1300 hours on Saturdays and Sundays. There shall be no such movements on public holidays.
Shredder specification
The shredder equipment to be housed in Unit 7E shall accord with the specification provided by the agent, by cover of their email of 17 January 2014 and entitled 'Operating Instructions VZM 17.00', unless the Planning Authority grants its prior written approval to any variation.
River Glass method statement
No works shall be carried out on or from the bank or channel of the River Glass to the west of the site, unless in accordance with a method statement that has first been submitted to and approved in writing by the Planning Authority.
recommend approval
no objection; reduces building size, more parking than existing
no objection
objection withdrawn after agreement to divert water mains with 2m clearance
Highways Division, Manx Electricity Authority, DEFA Fisheries (conditional), and Onchan District Commissioners have no objection to application 13/91363/B; Water & Sewerage Authority initially objected but withdrew after concerns were addressed.
Key concern: proposed building across 15" raw water main requiring diversion for 2m clearance
Highways Division
No ObjectionThe proposal will reduce the size of the buildings and provide more car parking than the existing facility.; Do not oppose
Isle of Man Water & Sewerage Authority
Objectionwe are writing to lodge an objection to what is being proposed.; the Authority has a statutory right to access and maintain the water main.
Conditions requested: repositioned to give a minimum of two metres clearance between the raw water main and any part of the unit's structure, or consideration be given to diverting the raw water main
Isle of Man Water & Sewerage Authority
No ObjectionWe are writing to withdraw the Authority's previous objection to this application.
Manx Electricity Authority
No CommentThe Authority wish to express their interest in the following planning applications, and request that a condition of planning be that the applicant must contact the Authority.; There are Underground Cables/Overhead Lines present in the area
Conditions requested: condition of planning be that the applicant must contact the Authority
DEFA Fisheries
Conditional No ObjectionThe Department has some concerns regarding this application due to the proximity of the nearby watercourse.; To minimise the risk of damage or disturbance to the watercourse and fish populations, any proposed development must be a minimum distance of 9 metres away.
Conditions requested: any proposed development must be a minimum distance of 9 metres away; complete the attached Development within 9 Metres of Watercourse form
DEFA Fisheries
Conditional No ObjectionFisheries has no objection to the proposal providing there is no detrimental impact on the River Glass.; We request that the following condition be attached to any approval given: Method statements and timing of works on the watercourse to be agreed with DEFA Fisheries in advance of works commencing.
Conditions requested: Method statements and timing of works on the watercourse to be agreed with DEFA Fisheries in advance of works commencing
Onchan District Commissioners
SupportThe Commissioners recommend that the application be APPROVED for planning purposes only.
Onchan District Commissioners
SupportThe Commissioners recommend that the application be APPROVED for planning purposes only.
