05/01359/BRefused

9 September 2005 · Planning Inspector (David Ward) on appeal

Erection of an extension to the front of the warehouse and construction of a new car-park to front of proposed extension and construction of a lorry...

Isle Of Man Breweries Distribution Centre, Old Castletown Road, Douglas, Isle Of Man, IM2 1qg

This decision was appealedAP05/2694

Appeal dismissed

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Received19 Jul 2005

Validated25 Jul 2005

Committee28 Oct 2005

Decided9 Sept 2005

52 days

Received19 Jul 2005

Validated25 Jul 2005

Committee28 Oct 2005

Decided9 Sept 2005

52 days

Why was this refused?

Visual impact at urban edge
Efficient use of zoned industrial land
Highway safety and HGV manoeuvring
Residential amenity/noise/traffic
Landscaping loss and replacement
Economic/Health & Safety benefits

Heron and Brearley sought permission for a 24.5m deep, 33m wide warehouse extension (8m eaves, 10.5m ridge) clad in zinc steel panels over blockwork with off-white roof, a 22-space front car park, and rear lorry park on their 3.16ha industrial site zoned for light industrial use in Douglas.

Refusal Reasons

✗The area assigned to heavy goods vehicle turning is inadequate for vehicles which are 15m in length.
✗There is insufficient information to enable a full assessment of the parking demand arising from staff and visitors; in the absence thereof, the proposed parking provision may be inadequate.
✗The existing disposition of buildings and landscaping on this site was designed and approved having particular regard to the shape of the site, to the location of the site at the edge of the town, and to the relationship with nearby residential properties; the proposed changes in appearance would affect adversely the visual impact of the site as viewed from the highway, the railway, and nearby areas.

Documents (16)

Location Plan

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Decision & Reasoning

Refused9 September 2005

The Inspector found no policy objection as the site is zoned light industrial and Douglas Local Plan seeks efficient land use; current under-development (half site built) fails this, and refusal would…

Conditions (5)

1
Time limit
The development hereby permitted shall be commenced within 4 years of the date of this permission
2
Approved plans
This approval relates to drawings Nos 0007/03/03, 0007/03/04, and 0007/03/20.
3
Landscaping scheme
No development shall take place until a scheme of landscaping including a programme for implementation and replacement of any planting which should fail has been submitted to and approved in writing by the Planning Authority.
4
Surface water disposal
No development shall take place unless a scheme for the disposal of surface water has been submitted to and approved in writing by the Planning Authority, and the scheme shall be implemented as approved before occupation of the extension hereby permitted.
5
External lighting
No external lighting shall be provided except in accordance with a scheme which shall be submitted to and approved in writing by the Planning Authority.

Public Comments (11)

SupportDouglas Corporation(parish)

No objection

SupportEnvironment Protection Unit (Phil Styles)(statutory consultee)

No objection but adequate oil interception required on surface water drainage

SupportIsle of Man Fire & Rescue(statutory consultee)

Consult fire safety department; no further objection on review

SupportHeron and Brearley (Steve Pickett)(applicant)

Needed for Health & Safety compliance, efficient operations, no intensification, improves site tidiness/security

ObjectionMr & Mrs Ralph McCormack, Fairways, Ellenbrook Close(neighbour)

ObjectionMr & Mrs Paul Muirhead, Brentwood, Ellenbrook Close(neighbour)

ObjectionMr and Mrs W. Fargher, Thie yn Shee, Ellenbrook Drive(neighbour)

ObjectionMrs Carol Gilbert, Cushag, Ellenbrook Drive(neighbour)

ObjectionMr and Mrs Terry McMullin, Links View, Ellenbrook Drive(neighbour)

ObjectionMr N Brown, Mountain View, Ellenbrook Close(neighbour)

ObjectionDepartment of Transport(statutory consultee)

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People

Brian Sinden

Case Officer

Heron And Brearley

Applicant

EMC Design

Agent

Key Information

Reference: 05/01359/B
Decision: Refused
Date: 9 September 2005
Parish: Douglas
Property: 🏢 Commercial
Year: 2005
Type: Full Planning Application
Category: Commercial
Scale: moderate

Property Details

Property Type: commercial
Proposal Type: extension
Context: rural

Property Planning History (15)

22/01083/BApproved2022

Construction of 33no light industrial/storage units, alterations to existing infrastructure together with alterations to the existing warehouse and demolition of existing office block

16/00695/BApproved2016

Installation of 3 roller shutters and internal partition

15/01123/BApproved2015

Alterations, internal re-organisation including the installation of a mezzanine floor to provide additional office space, creation of additional windows and doors and provision of additional parking

13/91120/BApproved2013

Creation of an additional ten parking spaces

13/91119/BApproved2013

Alterations including creation of roller shutter openings and regrading of existing hard standing to create level access

08/01104/BApproved2008

Erection of smoking shelter (comprising an amendment to the development approved under 08/00446/B)

08/00446/BApproved2008

Erection of smoking shelter

07/00445/BApproved2007

Erection of additional security fencing to match existing

06/01344/BApproved2006

Removal of existing oil storage tanks and installation of three new tanks and associated works

AP05/2694Approved2005

Appeal against refusal for the erection of an extension to the front of the warehouse and construction of a new car-park to front of proposed extension and construction of a lorry park to rear of site

Why was this refused?

Visual impact at urban edge

Efficient use of zoned industrial land

Highway safety and HGV manoeuvring

Residential amenity/noise/traffic

Landscaping loss and replacement

Economic/Health & Safety benefits

Refusal Reasons

✗The area assigned to heavy goods vehicle turning is inadequate for vehicles which are 15m in length.
✗There is insufficient information to enable a full assessment of the parking demand arising from staff and visitors; in the absence thereof, the proposed parking provision may be inadequate.
✗The existing disposition of buildings and landscaping on this site was designed and approved having particular regard to the shape of the site, to the location of the site at the edge of the town, and to the relationship with nearby residential properties; the proposed changes in appearance would affect adversely the visual impact of the site as viewed from the highway, the railway, and nearby areas.

Conditions (5)

Time limit

The development hereby permitted shall be commenced within 4 years of the date of this permission

Approved plans

This approval relates to drawings Nos 0007/03/03, 0007/03/04, and 0007/03/20.

Landscaping scheme

No development shall take place until a scheme of landscaping including a programme for implementation and replacement of any planting which should fail has been submitted to and approved in writing by the Planning Authority.

Surface water disposal

No development shall take place unless a scheme for the disposal of surface water has been submitted to and approved in writing by the Planning Authority, and the scheme shall be implemented as approved before occupation of the extension hereby permitted.

External lighting

No external lighting shall be provided except in accordance with a scheme which shall be submitted to and approved in writing by the Planning Authority.