16 September 2014 · Planning Committee
Unit 5, Block B, Eden Business Park, Douglas, Isle Of Man, IM4 2ay
The proposal involved amalgamating Units B5 and B6 in Block B of the recently constructed Eden Business Park (Ballapaddag Industrial Estate) for Crossroads Care to undertake light industrial furniture repair and storage (over half the space as workshop using hand tools) plus administrative offices for the charity's ove…
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Officers recommended refusal as the proposal constitutes a material change of use from approved light industrial (Class 5), with the non-ancillary office element (54.08 m²) contrary to the development…
Strategic Policy 1
Requires optimising use of previously developed/unused land/buildings, efficient site use, and location utilising infrastructure. Officer found compliance as proposal uses unused (though recently built) building on previously developed land near infrastructure/services; layout efficiency not applicable to existing building conversion.
Strategic Policy 2 - Priority for new development to identified towns and villages
Restricts countryside development to exceptional cases outside zoned areas. Site in countryside (open space agricultural zoning), proposal conflicts as no exceptional circumstances per para 6.3.
General Policy 3
Prohibits development outside zoned areas except specific exceptions. Tested exceptions (c) previously developed land/redundant use (building not redundant, no landscape improvement) and (g) overriding national need (no evidence provided); proposal conflicts with general thrust.
Environment Policy 1
Protects countryside unless overriding national need/no alternatives. Same test as GP3; no evidence of need or lack of alternatives, proposal conflicts.
All new retail development (excepting neighbourhood shops and those instances identified in Business Policy 5) sited within the town and village centr
Directs new office development to town/village centres on zoned land. Site not zoned for offices or in centre; conflicts.
Business Policy 7
New offices to town centres on zoned land, exceptionally business parks for corporate HQs or historic buildings. Site not approved business park/not corporate HQ/not historic; office use conflicts.
Transport Policy 7
Requires parking per standards. Unit needs 11 spaces (10 provided), but overall development overprovision (162 for 117-146) accommodates change of use.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
Use restriction
The use hereby approved shall only be for furniture repair, storage and distribution with supporting administrative staff accommodation. Reason: For the avoidance of doubt.
no objection to the application
do not oppose the application
