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Mr Ashley Pettit Ashley Pettit Architects James Place Victoria Road Douglas IM2 4HD
In pursuance of powers granted under the above Act and Order the Department of Infrastructure determined to APPROVE a planning application by H Richmond Ltd, Ref 13/00514/B, for the erection of a building to provide pack house and floristry centre (comprising amendments to PA 09/01600B) at Robinson's Ballapaddag Cooil Road Douglas Isle Of Man IM4 2AF subject to compliance with the following condition(s):
Date of Issue: 15th July 2013
Director of Planning and Building Control
This decision was made by the Planning Committee in accordance with the authority delegated to it.
This permission refers only to that required under the Town and Country Planning (Development Procedure) Order 2005.
Any appeal against this decision must be in writing and must be received by this Department within 21 days of the date of this notice.
An appeal form and guidance notes are available from either the Planning Office, Tel 685950, or to download from the Department's website www.gov.im/transport/planning/plan/applications/decision.xml
Please note that a copy of the Officer's report which led to the decision, together with correspondence relative to the application, are available for inspection at the Department.
The proposed development must not be commenced until either;
Whichever is the later. If no appeal is lodged within 21 days of the date of issue overleaf, and this decision becomes final, the Department's public reference copy (counter copy) of the planning application may be collected by the applicant or their agent from Murray House.
Please note that if the counter copy of the application is not collected within THIRTY DAYS following the last date on which a planning appeal can be made it will be destroyed without further notice.
Department of Infrastructure, Murray House, Mount Havelock, Douglas, Isle of Man, IM1 2SF Tel (01624 685950) email; [email protected]
| Application No. : | 13 / 00514 / B | | :-- | :-- | | Applicant : | H Richmond Ltd | | Proposal : | Erection of a building to provide pack house and floristry centre | | | (comprising amendments to PA 09/01600B) | | Site Address : | Robinson's | | | Ballapaddag | | | Cooil Road | | | Douglas | | | Isle Of Man | | | IM4 2AF |
Case Officer : Mr Chris Balmer Photo Taken : 14.06.2013 Site Visit : 14.06.2013 Expected Decision Level : Planning Committee
THE APPLICATION IS BEFORE THE PLANNING COMMITTEE AS THE PROPOSAL IS NOT IN ACCORDANCE WITH THE DEVELOPMENT PLAN BUT RECOMMENDED FOR AN APPROVAL.
1.1 The application site comprises land within the Eden Park Garden Centre/Robinsons site, which is located on the southern side of Cooil Road in Braddan.
2.1 The planning application seeks approval for the erection of a building to provide pack house and floristry centre (comprising amendments to PA 09/01600/B). 2.2 The planning application seeks approval for the erection of a building to provide a pack house and floristry centre and the erection of two polytunnels. Based on information submitted with the planning application it is understood that the proposed building will be used primarily for the five following purposes: i) the operation of a floristry club; ii) a floristry learning centre for members of floral clubs and trainee florists; iii) a central make-up area for floral goods; iv) a packaging and distribution centre for on-island deliveries; and v) an internet sales centre.
3.1 The application site and surrounding area has been the subject of a number of previous planning applications that has resulted in the erection and operation of Eden Park Garden Centre and Robinsons on the application site and surrounding land. 3.2 Three of these previous planning applications are considered specifically material to the assessment of the current planning application: 3.3 Planning application 04/02316/B sought approval for the erection of a flower packing shed. This previous planning application was approved on the 30th December 2004. There is no evidence that this previous planning approval was implemented and the approval has now lapsed. Whilst smaller than the current proposal this previously proposed building was located in similar position to that of the current proposal.
3.4 Planning application 08/01273/B sought approval for the erection of a flower packaging and storage shed. This previous planning application was approved on the 4th December 2008. There is no evidence that this previous planning approval was implemented and the approval has now lapsed. 3.5 Planning application 09/01600/B sought approval for the erection of a building to provide pack house and floristry centre and two polytunnels. This previous planning application was approved on the 17th November 2009. To date this approval has not been implemented but the approval is extant. The development proposed by this previous planning application is in a similar position to that of the current proposal.
4.1 Braddan Parish Commissioners have no objection to the proposal. 4.2 The Department of Transport Highways Division does not oppose this development. 4.3 The Manx Electricity Authority make no comments to the merits of the application but ask for an informative note to be attached to any approval.
5.1 The site lies within an area designated on the Braddan Parish Plan of 1991 as Open Space/Agricultural use. The site however, is obviously within Robinson's complex which has established use as a warehouse / distribution centre and opposite Eden Park garden centre. 5.2 As such, the site is not designated for development. However, given the substantial level of development which has taken place in recent time, the position of the site in relation to these developments and the planning history of the site and since all was pre the adoption of the Braddan Local Plan (1991) it is considered reasonable to acknowledge that the sites use goes beyond the currently designation of Open Space/Agricultural use, which it is clearly not current used as. 5.3 Due to this reasoning it is considered the relevant policies of the Isle of Man Strategic Plan are materially relevant to the assessment and determination of this planning application; 5.4 General Policy 2 states: "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 spaces 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 unacceptable 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; (1) 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." 5.5 Business Policy 5 states: "On land zoned for industrial use, permission will be given only for industrial development or for storage and distribution; retailing will not be permitted except where either: (a) the items to be sold could not reasonably be sold from a town centre location because of their size or nature; or (b) the items to be sold are produced on the site and their sale could not reasonably be severed from the overall business; and, in respect of (a) or (b), where it can be demonstrated that the sales would not detract from the vitality and viability of the appropriate town centre shopping area."
6.1 Having examined the relevant planning history it could be said that the proposed development is an evolution of the developments proposed and approved by previous planning applications 04/02316/B, 08/01273/B and 09/01600/B. Indeed, the building proposed is not significantly different to that approved under previous planning application 09/01600/B. The main difference between the previous planning application and the current proposal is mainly related to the external finish of the building, especially the northern corner (wrapping around to the northeast and northwest elevations) of the building which now incorporates more glazing and the use of vertical boarding with a external glass canopy roof. This is compared to the previously approved building which was finished with steel profile sheeting. 6.2 The proposed buildings have limited impact due to their size and position relative to existing larger buildings. As such, they are not considered to have any significant impact on public amenity. It is considered the design and finish of the proposal is a marked improvement over the previous approved scheme. The application site is substantial distance from its nearest residential property and therefore does not affect private amenity. The proposal also has no significant impact on highway safety. 6.3 There were initial concerns with the level of retail space proposed in the unit, which gave the impression that part of the unit would accommodate a retail shop. However, the labelling of the rooms on the drawings has been confirmed as being incorrect. 6.4 The applicants have also confirmed that it is the applicant's intention for people to come and view flowers to order in quantity for weddings, corporate events, functions and flower arranging groups and it is not about direct retail to member of the public buying individual purchases i.e. florist shop. Persons visiting for such purposes will be able to see the available flower stock within the cold store located within the ground floor which would be kept at a steady temperatureof 5 degrees, to maintain quality and in larger quantity than is available at a street shop or supermarket. The retail aspect is essentially a florist wholesaler and online florist delivery service (Post a Rose and Signature Flowers). The applicants have indicated that this aspect of the business already operates from the site, and has done for a number of years and is only looking to relocate for efficiency to a new adjacent building. The applicants have also indicated that they have retail outlets in local supermarkets and on the Terrace in Douglas where they sell pre packed flowers (arranged from the application site). 6.5 In terms of other facilities, these are essentially as previously approved. There is a flower packing area at ground floor where large deliveries of flowers are taken and then arranged accordingly to the order. Also at ground floor level is a small office area for online and telephone orders. At first floor there is a staff meeting room, kitchenette, a store room and an area identified as a demonstration area. This area will also be utilised as a floral
learning centre for members of floral clubs and trainee florists where guest florists will give flower arranging courses and the participants are allowed to take the flowers home. 6.6 It is reasonable to say that the combination of proposed uses of the buildings is relatively uncommon and perhaps unique on the Island. Although the make-up area for floral goods, the packaging and distribution centre for on-island deliveries, and the internet sales centre are uses that are clearly related to the wider commercial activity that occurs within the surrounding site the operation of a floristry club and a floral learning centre for members of floral clubs and trainee florists are not necessarily commercial activities that are location dependant. However, along similar lines to the approach to retailing from land zoned as industrial use set out within Business Policy 5 the latter two uses are clearly related to goods produced on the site and it is not considered that such use would detract from the vitality and viability of existing town centre shopping areas. On that basis the proposal is concluded to be acceptable.
7.1 Overall, it is considered the proposal would comply with the Isle Of Man Strategic Plan therefore it is recommended that the application be approved.
8.1 It is considered that the following meet the criteria of Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d) and should be afforded interested party status:
Braddan Parish Commissioners 8.2 It is considered that the following do not meet the criteria of Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d) and should not be afforded interested party status:
The Manx Electricity Authority 8.3 The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.
Recommended Decision: Permitted
Date of 04.07.2013 Recommendation:
Conditions and Notes for Approval / Reasons and Notes for Refusal
N : Notes attached to conditions R : Reasons for refusal O : Notes attached to refusals
C 1. 15 July 2013 13 / 00514 / B Page 4 of 5
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
The development hereby permitted shall not be carried out except in full accordance with the following plans: PA-01 REV A, PA-02 REV A, PA-03, PA-04 REV A, PA-05 REV A, PA-06, and PA-07 REV A received on 30th April 2013, 4th June 2013, and 4th July 2013.
Unless permitted by any subsequent planning approval, the buildings hereby approved shall only be used in accordance with the submitted planning application for i) the operation of a floristry club; ii) a floristry learning centre for members of floral clubs and trainee florists; iii) a central make-up area for floral goods; iv) a packaging and distribution centre for on-island deliveries; and v) an internet sales centre.
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the Town and Country (Development Procedure) 2005.
| Decision Made | Committee Meeting Date: | | --- | --- | | .................... | 15/07/13 |
| Signed | Presenting Officer | | --- | --- | | .................... | |
Further to the decision of the Committee, an additional report/condition reason is required. Signing Officer to delete as appropriate.
YES/NO
PA13/00514/B H Richmond Ltd Erection of a building to provide pack house and forestry centre (comprising amendments to PA 09/01600B), Robinson's Ballapaddag Cooil Road Douglas Isle Of Man IM4 2AF Planning Officer: Planning history and constraint detail extracted from the planning database for this site, collated for the benefit of the Planning Officer on 03.05.2013, includes;
MEA HV: MEA High Voltage Cables: 33KV_HV_CABLE Dev Control Polygons: Reference Number: 02/00192/B Status: Permitted Proposal: Creation of covered loading bay (to cover larger area than approved PA 00/211) incorporating staff room and toilets Reference Number: 97/00850/B Status: Permitted Proposal: Extension to existing packaging plant, (amendment to previous approval, 96/1123) Ballapaddag, Cooil Road, Braddan. Reference Number: 05/92237/C Status: Permitted Proposal: Change of use of hard standing area for the parking of vehicles belonging to 4WD Hire Centre Reference Number: 05/00637/B Status: Permitted Proposal: Extend food preparation area with new kitchen, Robinsons, Reference Number: 05/00560/D Status: Refused Proposal: Erection of three roadside directional advertising signs, Eden Park Garden Centre, Reference Number: 96/01123/B Status: Permitted Proposal: Extension to existing packaging plant, Ballapaddag, Cooil Road, Braddan. Reference Number: 93/00656/B Status: Permitted on Review Proposal: Construction of polytunnel greenhouses, Ballapaddag Farm, Cooil Road, Braddan. Reference Number: 00/00349/D Status: Refused Proposal: Erection of advertising signage at entrance of Robinsons Fruiterers Reference Number: 04/02316/B Status: Permitted Proposal: Erection of flower packing shed Reference Number: 05/01674/C Status: Refused on Review Proposal: Additional use of distribution plant for the sale of wet fish and organic vegetables on Thursdays and Fridays each week Reference Number: 09/01600/B
Status: Permitted Proposal: Erection of a building to provide pack house and floristry centre and two polytunnels Reference Number: 05/00139/D Status: Permitted Proposal: Erection of signage to Eden Park Garden Centre, Reference Number: 98/01444/A Status: Refused on Review Proposal: Approval in principle for food & catering, non retail warehouse and distribution centre, land to the rear of Robinsons, Ballapaddag, Cooil Road, Braddan. Reference Number: 02/01810/A Status: Permitted on Review Proposal: Approval in principle for the development of car franchise dealerships incorporating car sales and repair Reference Number: 11/01721/B Status: Permitted Proposal: Creation of a car park, access improvements and change of use of existing farm cottage to offices Reference Number: 03/00344/B Status: Permitted Proposal: Erection of garden and machinery centre to include retail area, offices, restaurant, ancillary services and parking Reference Number: 97/01721/B Status: Permitted Proposal: Highway alterations to Cooil Road and improvements to road accesses between IoM Business Park Roundabout and entrance to Spring Valley Industrial Estat Reference Number: 01/02616/B Status: Permitted Proposal: Creation of a food preparation area Reference Number: 03/02018/B Status: Permitted Proposal: Amendments to approved storage building (03/01703B) Reference Number: 08/01273/B Status: Permitted Proposal: Erection of a flower packaging and storage shed Reference Number: 06/01376/B Status: Permitted Proposal: Erection of a draught lobby onto customer entrance Reference Number: 99/01241/B Status: Refused on Review Proposal: Erection of building for storage, display and retail of farm and garden machinery Reference Number: 01/02360/A Status: Permitted Proposal: Approval in principle for creation of storage, retail and repair centre for farm and garden machinery and equipment Reference Number: 03/01356/B Status: Permitted Proposal: Alterations to access to serve approved garden and machinery centre (03/00344B) Reference Number: 00/02044/B Status: Permitted Proposal: Erection of covered loading area
Reference Number: 01/00267/B Status: Permitted Proposal: Extension to packaging plant Reference Number: 03/01703/B Status: Permitted Proposal: Extension to existing storage and distribution depot Reference Number: 03/01508/B Status: Permitted Proposal: Amendments to approved garden and machinery centre (03/00344B) to provide a new agricultural building to replace existing farm buildings, electricity substation, access road and entrance and drainage layout Reference Number: 09/00316/D Status: Permitted Proposal: Erection of signage Reference Number: 02/00978/B Status: Permitted Proposal: Erection of replacement vehicle repair building and alterations including landscaping, drainage, new service road and alterations to access Reference Number: 00/00211/B Status: Permitted Proposal: Creation of covered loading bay, Robinsons Fruiterers Reference Number: 11/01100/B Status: Application Withdrawn Proposal: Creation of additional car park and access improvements
BC Case Polygon: Reference Number: 03/07676/OTH BC Case Status: Building Work Started Proposal: New storage building, electricity substation with new road and drainage Reference Number: 97/07049/IND BC Case Status: Plans Rejected Proposal: New steel framed building Reference Number: 97/07421/IND BC Case Status: Building Work Started Proposal: Steel framed building Reference Number: 03/07678/OTH BC Case Status: Plans Rejected Proposal: New garden centre with parking and external facilities Reference Number: 04/07309/RESUB BC Case Status: Building Work Started Proposal: New garden centre with parking and external facilities Reference Number: 02/07268/MUL BC Case Status: Application lapsed Proposal: Creation of covered loading bay and staff restroom and toilets. Reference Number: 02/07065/IND BC Case Status: Application lapsed Proposal: Extension to existing building for freezer Reference Number: 97/07365/IND BC Case Status: Plans Rejected
Proposal: New steel framed building Reference Number: 97/07476/INS BC Case Status: Building Work Started Proposal: New steel framed link building. PLanning Enforce: Reference: 05/00185/COMP Status: Case Closed Nature of Enforcement: Selling of fish.
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