7 January 2021 · Planning Committee
Unit 4, Old Gas Works, Mill Road, Peel, Isle Of Man, IM5 1ax
The application seeks permission to change the use of a 112 sq m ground floor unit plus 93 sq m mezzanine within a modern industrial building from light industrial/storage to a clay-based art and pottery studio.
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The proposed use involves making articles consistent with the industrial land use designation, though it includes sui generis elements like workshops and education, legitimised by this approval.
General Policy 2
Requires development not to result in adverse highway safety/parking issues, harm to area character, amenities of nearby residents, or flood risk. Officer assessed the proposal as compliant given low-impact operations, adequate parking, and no greater flood vulnerability than approved uses.
Environment Policy 10
Presumes against development increasing flood risk. Site front in high tidal/river flood risk but building not affected; proposed use no more vulnerable than approved industrial.
Environment Policy 13
Presumes against development resulting in increased flood risk. Assessed as acceptable as change of use does not heighten risk beyond existing approvals.
Environment Policy 22
Protects amenities of existing properties from pollution, noise, etc. Proposal unlikely to be noisy/dusty compared to approved industrial uses, thus acceptable.
Business Policy 1
Encourages employment growth if compliant with other plan objectives. Art studio provides employment opportunities in suitable location.
Business Policy 5 - Land zoned for industrial use
Restricts industrial land to industrial/storage/distribution, with limited exceptions. Pottery making fits 'making of articles'; workshops/education acceptable given context.
Transport Policy 7
Requires adequate parking provision. Six spaces allocated; sufficient per standards and Highway Services, aided by sustainable location.
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
Use restriction
This approval relates to the use of the defined site as an art studio including the delivery of education relating to the art function. Reason: to clarify the extent of the planning approval.
do not object, stating that there is adequate parking taking into account the amount of actual usable space and the sustainable location together with other available parking in the area
Highway Services Division has no objection to the change of use, acknowledging increased parking demand but mitigated by nearby public car parking and sustainable location.
Key concern: parking shortfall of around 9 spaces
Department of Infrastructure Highway Services
No ObjectionRecommendation: DNO; the proposal would not raise significant highway safety or network efficiency issues for Highway Services to raise opposition; This results in an increase in the parking demand required, amounting to 16 spaces from the existing of 5-7 unreserved spaces
Conditions requested: consideration should be given to installing a second vehicle charging point; provision of at least one space for disabled use at 8% of the allocation
