27 October 2021 · Delegated - Principal Planner (Jason Singleton)
Unit 24, Gladstone Park Industrial Estate, Ramsey, Isle Of Man, IM8 2la
The proposal involved converting an existing light industrial unit in Ramsey's Gladstone Park Industrial Estate to allow the assemblage, storage, and sales of furniture goods, with limited opening hours from 10am-4pm most days.
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The officer determined the proposal unacceptable primarily because it contravened Strategic Policy 9 requiring new retail development in town/village centres, and Business Policy 5 which exceptionally…
All new retail development (excepting neighbourhood shops and those instances identified in Business Policy 5) sited within the town and village centr
Requires all new retail development to be located within town and village centres. Officer assessed the furniture sales do not qualify for industrial exception under Business Policy 5 as items are reasonably sellable in town centres due to their size, evidenced by site visit and existing shops.
Business Policy 5 - Land zoned for industrial use
Permits retailing on industrial land exceptionally if items cannot reasonably be sold in town centres due to size or are produced on-site inseparably, without harming town centre vitality. Failed as site visit confirmed small furniture items matching town centre sales, no assembly of large items evident, and prior town centre operation by applicant.
Business Policy 9
Supports new retail in existing retail areas. Proposal in industrial estate conflicts by diverting trade from town centres.
Business Policy 10
Retail development permitted only in established town and village centres. Out-of-centre location unacceptable.
Strategic Policy 1
Encourages use of previously developed land. Site is existing industrial unit but change to retail undermines employment land protection per Employment Land Review.
Do not oppose
Ramsey Town Commissioners objected to the proposal citing conflict with industrial zoning and Business Policy 5, while Highways Division did not oppose but suggested considerations for parking and licensing.
Key concern: contrary to Isle of Man Strategic Plan Business Policy 5 on industrial zoned land
Ramsey Town Commissioners
ObjectionRamsey Town Commissioners wish to object to this proposal.; The change constitutes out of town centre retail development to the detriment of the towns established retail area.; Business Policy 5: On land zoned for industrial use, permission will be given only 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
Department of Infrastructure (DOI) Highways Division
No ObjectionDo not oppose; The Applicant is advised that a licence may be necessary for the positioning of equipment and materials in the highway.; Vehicle parking requirements are likely to be similar or less than existing. Bicycle parking and an electric vehicle charging point should be considered.
