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Scilly, Illin Vanin
Sub Aquatic Technical Systems Ltd Unit 1 Kelly Industrial Estate Kirk Michael IM6 1SS
In pursuance of powers granted under the above Act and Order the Department of Infrastructure determined to APPROVE a planning application by Sub Aquatic Technical Systems Ltd, Ref 13/00684/C, for the change of use of former bank premises to light industrial, research and development and creation of additional parking spaces at 26 Main Road Kirk Michael Isle Of Man IM6 1AD subject to compliance with the following condition(s):
NOTE For the avoidance of doubt no approval is hereby given for any external alterations to the existing building.
Date of Issue: 16th July 2013
M Gallagher
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]
13/00684/C
| Application No.: | 13/00684/C |
| Applicant: | Sub Aquatic Technical Systems Ltd |
| Proposal: | Change of use of former bank premises to light industrial, research and development and creation of additional parking spaces |
| Site Address: | 26 Main Road Kirk Michael Isle Of Man IM6 1AD |
| Case Officer: | Mr Chris Balmer |
| Photo Taken: | 03.07.2013 |
| Site Visit: | 03.07.2013 |
| 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 represents the curtilage of 26 Main Road, Kirk Michael, which is a traditional two storey property which was last used as the Isle of Man Bank. The site is located on a corner plot, with Main Road to the east and Station road to the south of the site.
1.2 Fronting the property is an area of hardstanding which has direct access onto Main Road. To the rear of the building there is also a further area of hardstanding, as well as bin stores and a small section of landscaping. To either side of the building are areas of landscaping (lawned areas).
2.1 The application seeks a change of use of former bank premises to light industrial, research and development and creation of additional parking spaces.
2.2 The applicants (Sub Aquatic Technical Systems Ltd) have been operating from rented premises (Unit 1 Kelly Industrial Estate) in Kirk Michael for over 25 years. They indicate that they design and manufacture electronic equipment for the professional diving industry and have a worldwide customer base in which they are recognised as one of the market leaders in hyperbaric instrumentation and gas analysis worldwide. This building will provide them with a corporate headquarters to satisfy their existing operations and future expansion.
2.3 The proposed works involve no significant alterations to the external or internal of the buildings. Additional off street parking spaces would be provided to the rear by the removal of small sections of existing lawned areas. These works will give a total of nine spaces. This total does not include the visitor/additional parking on the existing hardstanding fronting the building. Directly adjacent to the application site is a public car park and bus stops providing public transport links throughout the Island.
3.1 The application site is located within an area specifically identified as "Bank" by the Kirk Michal Local Plan. The proposal site is also within the Kirk Michael Conservation Area and is also potentially being considered for Registration. 3.2 Due to the nature of the proposed works and its siting the relevant planning policies are relevant: 3.3 Spatial Policy 3 states: "The following villages are identified as Service Villages
Area Plans will define the development boundaries of such villages so as to maintain and where appropriate increase employment opportunities. Housing should be provided to meet local needs and in appropriate cases to broaden the choice of location of housing." 3.4 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; (I) 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." 3.5 Environment Policy 35 states: "Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development." 3.6 Business Policy 1 states: "The growth of employment opportunities throughout the Island will be encouraged provided that development proposals accord with the policies of this Plan."
4.1 Whilst there have been a number of previous planning applications on this site, none are considered relevant in the assessment and determination of this application.
5.1 No comment so far has been received from Michael Commissioners. 5.2 The Department of Infrastructure Highways Division has indicated that the proposal would have no traffic management, parking or road safety implications. Furthermore the parking provision is in accordance with the IOM Strategic Plan standards. 5.3 We have received no privately written representations in relation to this planning application.
6.1 The main issue in determining this application is whether the potential use of the building for light industrial, research and development is appropriate. 6.2 As identified earlier in this report the site is current designated for "bank" use. The property has been advertised for sale and the likelihood of a further bank operating from the building is unlikely. 6.3 As identified within Spatial Policy 3, Kirk Michael is identified as a Service Village. The policy goes onto state that area plans will define the development boundaries of such villages so as to maintain and where appropriate increase employment opportunities. The applicants currently operate within the village although the size, age and state of repair of their current premises have resulted in them looking for larger more suitable premises. The application site fits their needs very well, in terms of size, location and quality of building. 6.4 The applicants have advised they have little in the way of customers visiting the premises as the majority of their business is off Island. 6.5 Overall, whilst the proposed use class for research and development differs from the existing use, it is considered the use would be an appropriate for this building, whilst not resulting in any significant impacts upon public or private amenities to warrant a refusal. It is further considered that the proposal would utilise a currently unoccupied building which is of architectural interest within prominent position in the centre of Kirk Michael Village. Accordingly, it is considered that the use of the existing building as proposed would maintain employment in the area, with the potential of further employment in the future all in accordance with Spatial Policy 3 and Business Policy 1 of the Isle of Man Strategic Plan.
7.1 Having had an opportunity to visit the building and view its interior, it is our considered opinion that the architectural and historic character of the interior has been significantly compromised by removal and replacement of internal historic details with modern materials. In similar fashion, it was clear that the original floor plan of the building had been altered by the removal of some sections of walls, blocking up of openings and insertion of partitions to create smaller spaces. As a result, the architectural interest of the building is limited to the external fabric and the positive contribution that the building makes to the Kirk Michael Conservation Area within which it is located until such time that a full appraisal of the historic interest of the building becomes apparent.
8.1 In conclusion, for the reasons indicated it is considered the proposals would comply with the relevant policies of the Isle of Man Strategic Plan and therefore recommended that the application be approved.
9.0 PARTY STATUS 9.1 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:
Michael Commissioners 9.2 The Department of Transport and the local authority are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered "interested persons" and as such should be afforded party status.
Recommended Decision: Permitted
Date of 04.07.2013 Recommendation:
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. The development hereby permitted shall not be carried out except in full accordance with the following plans KMB1, KMB2, KMB4, KMB5, KMB6 and KMB7 all received on 13th June 2013.
C 3. Prior to the occupation of the building all car parking spaces as identified on drawing KMB4 are to be completed and retained thereafter for use in association with the use of building.
N 1. For the avoidance of doubt no approval is hereby given for any external alterations to the existing building.
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 : 15/7/13 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
add note
| Application No.: | 13/00684/C |
| Applicant: | Sub Aquatic Technical Systems Ltd |
| Proposal: | Change of use of former bank premises to light industrial, research and development and creation of additional parking spaces |
| Site Address: | 26 Main Road |
| Kirk Michael | |
| Isle Of Man | |
| IM6 1AD |
THE APPLICATION IS BEFORE THE PLANNING COMMITTEE AS IT COULD BE CONSIDERED— THE PROPOSAL IS CONTRARY TO THE DEVELOPMENT PLAN BUT RECOMMENDED FOR AN APPROVAL. NOT IN ACCORDANCE WITH
1.1 The application site represents the curtilage of 26 Main Road, Kirk Michael, which is a traditional two storey property which was last used as the Isle of Man Bank. The site is located on a corner plot, with Main Road to the east and Station road to the south of the site.
1.2 Fronting the property is an area of hardstanding which has direct access onto Main Road. To the rear of the building there is also a further area of hardstanding, as well as bin stores and a small section of landscaping. To either side of the building are areas of landscaping (lawned areas).
2.1 The application seeks a change of use of former bank premises to light industrial, research and development and creation of additional parking spaces.
2.2 The applicants (Sub Aquatic Technical Systems Ltd) have been operating from rented premises (Unit 1 Kelly Industrial Estate) in Kirk Michael for over 25 years. They indicate that they design and manufacture electronic equipment for the professional diving industry and have a worldwide customer base in which they are recognised as one of the market leaders in hyperbaric instrumentation and gas analysis worldwide. This building will provide them with a corporate headquarters to satisfy their existing operations and future expansion.
2.3 The proposed works involve no significant alterations to the external or internal of the buildings. Additional off street parking spaces would be provided to the rear by the removal of small sections of existing lawned areas. These works will give a total of nine spaces. This total does not include the visitor/additional parking on the existing hardstanding fronting the building. Directly adjacent to the application site is a public car park and bus stops providing public transport links throughout the Island.
| Case Officer: | Mr Chris Balmer |
| Photo Taken: | 03.07.2013 |
| Site Visit: | 03.07.2013 |
| Expected Decision Level: | Planning Committee |
3.0 PLANNING STATUS 3.1 The application site is located within an area specifically identified as "Bank" by the Kirk Michal Local Plan. The proposal site is also within the Kirk Michael Conservation Area and is also potentially being considered for Registration. 3.2 Due to the nature of the proposed works and its siting the relevant planning policies are relevant: 3.3 Spatial Policy 3 states: "The following villages are identified as Service Villages
Area Plans will define the development boundaries of such villages so as to maintain and where appropriate increase employment opportunities. Housing should be provided to meet local needs and in appropriate cases to broaden the choice of location of housing." 3.4 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; (I) 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." 3.5 Environment Policy 35 states: "Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development." 3.6 Business Policy 1 states: "The growth of employment opportunities throughout the Island will be encouraged provided that development proposals accord with the policies of this Plan."
4.1 Whilst there have been a number of previous planning applications on this site, none are considered relevant in the assessment and determination of this application.
5.1 No comment so far has been received from Michael Commissioners. 5.2 The Department of Infrastructure Highways Division has indicated that the proposal would have no traffic management, parking or road safety implications. Furthermore the parking provision is in accordance with the IOM Strategic Plan standards. 5.3 We have received no privately written representations in relation to this planning application.
6.1 The main issue in determining this application is whether the potential use of the building for light industrial, research and development is appropriate. 6.2 As identified earlier in this report the site is current designated for "bank" use. The property has been advertised for sale and the likelihood of a further bank operating from the building is unlikely. 6.3 As identified within Spatial Policy 3, Kirk Michael is identified as a Service Village. The policy goes onto state that area plans will define the development boundaries of such villages so as to maintain and where appropriate increase employment opportunities. The applicants currently operate within the village although the size, age and state of repair of their current premises have resulted in them looking for larger more suitable premises. The application site fits their needs very well, in terms of size, location and quality of building. 6.4 The applicants have advised they have little in the way of customers visiting the premises as the majority of their business is off Island. 6.5 Overall, whilst the proposed use class for research and development differs from the existing use, it is considered the use would be an appropriate for this building, whilst not resulting in any significant impacts upon public or private amenities to warrant a refusal. It is further considered that the proposal would utilise a currently unoccupied building which is of architectural interest within prominent position in the centre of Kirk Michael Village. Accordingly, it is considered that the use of the existing building as proposed would maintain employment in the area, with the potential of further employment in the future all in accordance with Spatial Policy 3 and Business Policy 1 of the Isle of Man Strategic Plan.
7.1 Having had an opportunity to visit the building and view its interior, it is our considered opinion that the architectural and historic character of the interior has been significantly compromised by removal and replacement of internal historic details with modern materials. In similar fashion, it was clear that the original floor plan of the building had been altered by the removal of some sections of walls, blocking up of openings and insertion of partitions to create smaller spaces. As a result, the architectural interest of the building is limited to the external fabric and the positive contribution that the building makes to the Kirk Michael Conservation Area within which it is located until such time that a full appraisal of the historic interest of the building becomes apparent.
8.1 In conclusion, for the reasons indicated it is considered the proposals would comply with the relevant policies of the Isle of Man Strategic Plan and therefore recommended that the application be approved.
9.0 PARTY STATUS 9.1 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:
Michael Commissioners 9.2 The Department of Transport and the local authority are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered "interested persons" and as such should be afforded party status.
Recommended Decision: Permitted
Date of 04.07.2013
Recommendation:
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. The development hereby permitted shall not be carried out except in full accordance with the following plans KMB1, KMB2, KMB4, KMB5, KMB6 and KMB7 all received on 13th June 2013.
C 3. Prior to the occupation of the building all car parking spaces as identified on drawing KMB4 are to be completed and retained thereafter for use in association with the use of building.
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 : ..... 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
4.1 Whilst there have been a number of previous planning applications on this site, none are considered relevant in the assessment and determination of this application.
5.1 No comment so far has been received from the Michael Commissioners. 5.2 The Department of Infrastructure Highways Division has indicated that the proposal would have no traffic management, parking or road safety implications. Furthermore the parking requirements in accordance with the IOM Strategic Plan. Standardy provinia 13 5.3 We have received no privately written representations in relation to this planning application.
6.1 Visiting the site/area, and considering the submitted information it is considered the main issue is whether the potential use of the building for light industrial, research and development is appropriate. in astemnity this appt application to 6.2 As identified earlier in this report the site is current designated for "bank" use. The property has been advertised for sale and the likelihood of a further bank operating from the building is unlikely. 6.3 As identified within Spatial Policy 3, Kirk Michael is identified as a Service Village. The policy goes onto state that area plans will define the development boundaries of such villages so as to maintain and where appropriate increase employment opportunities. The applicants currently operate within the village although the size, age and state of repair of their current premises have resulted in them looking for larger more suitable premises. The application site fits their needs very well, in terms of size, location and quality of building. 6.4 The applicants have advised they have little in the way of customers visiting the premises as the majority of their business is off Island. 6.5 Overall, whilst the proposed use class for research and development differs from the existing use, it is considered the use would be an appropriate for this building, whilst not resulting in any significant impacts upon public or private amenities to warrant a refusal. It is further consider the proposal would utilise a currently unoccupied building which is of architectural interest within prominent position in the centre of Kirk Michael Village. Accordingly, it is consider the use of the existing building as proposed would maintain employment in the area, with the potential of further employment in the future all in accordance with Spatial Policy 3 and Business Policy 1 of the Isle of Man Strategic Plan.
7.1 Having had an opportunity to visit the building and view its interior, it is our considered opinion that the architectural and historic character of the interior has been significantly compromised by removal and replacement of internal historic details with modern materials. In similar fashion, it was clear that the original floor plan of the building had been altered by the removal of some sections of walls, blocking up of openings and insertion of partitions to create smaller spaces. As a result, the architectural interest of the building is limited to the external fabric and the positive contribution that the building makes to the Kirk Michael Conservation Area within which it is located until such time that a full appraisal of the historic interest of the building becomes apparent.
8.1 In conclusion, for the reasons indicated it is considered the proposals would comply with the relevant policies of the Isle of Man Strategic Plan and therefore recommended that the application be approved.
9.1 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:
Michael Commissioners 9.2 The Department of Transport and the local authority are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered "interested persons" and as such should be afforded party status.
Recommended Decision: Permitted
Date of 04.07.2013 Recommendation:
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. The development hereby permitted shall not be carried out except in full accordance with the following plans KMB1, KMB2, KMB4, KMB5, KMB6 and KMB7 all received on 13th June 2013.
C 3. Prior to the occupation of the building all car parking spaces as identified on drawing KMB4 are to be completed and retained thereafter.
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
PA13/00684/C Sub Aquatic Technical Systems Ltd Change of use of former bank premises to light industrial, research and development and creation of additional parking spaces, 26 Main Road Kirk Michael Isle Of Man IM6 1AD Planning Officer: Planning history and constraint detail extracted from the planning database for this site, collated for the benefit of the Planning Officer on 14.06.2013, includes;
Conservation Areas: Cons Areas: Kirk Michael Cons Area Dev Control Polygons: Reference Number: 02/00975/D Status: Permitted Proposal: Erection of Signage, Reference Number: 06/01760/B Status: Permitted Proposal: Installation of handrails and guardrail Reference Number: 01/02178/D Status: Permitted Proposal: Erection of sign Reference Number: 08/00048/R Status: Permitted Proposal: Installation of replacement windows Reference Number: 01/01895/D Status: Split Decision Proposal: Erection of bank signs Reference Number: 84/01297/D Status: Permitted Proposal: Erection of double-sided, illuminated projecting box sign, Isle of Man Bank, Main Road, Kirk Michael PLanning Enforce: Reference: 07/00080/COMP Status: Case Closed Nature of Enforcement: replacing the windows?
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