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The site represents the curtilage of the former Ronaldsway Shoe Factory building which is located to the south of the estate road which runs through the Ronaldsway Industrial Estate, to the west of the Airport. The building sits to the west of the Forrest House, separated therefrom by an undeveloped area and to the north west of Leslie Vondy House, presently being converted to a hotel.
The site lies within an area designated on the Isle of Man Planning Scheme (Development Plan) Order 1982 as Industrial.
The site has been the subject of a number of recent applications following the closure of the shoe factory:
Proposed now is the change of use of the building and some external works, to convert it to a data centre facility for the housing of computer equipment and provision of data communication services. The external works include plant (generator, chiller, fencing) and a CCTV camera. In addition, planning permission is being sought for the installation of an 18m high lattice tower and associated equipment cabinets, by Cable _ Wireless. That proposal (06/02090) is associated with this application.
The application provides additional information in the for of a supporting statement and explains that Domicilium, the applicant company, presently operates from within the Conservation Area in Castletown (32 and 34, Malew Street) and wishes to increase capacity which is not easily possible within the existing premises in terms of the increase in power required, the installation of plant and equipment which is not visually conducive to a, historically sensitive environment or an area where residential property is relatively close. Further expansion of the existing premises may also exacerbate existing parking and traffic problems.
The plant is standard equipment. the CCTV equipment is designed to look like a lamp-post and will be sited alongside the estate road, sitting below the road on a 6m high pole as well as four more mounted on the corners of the building. Also proposed is the erection of 2.4m green weldmesh fencing alongside the estate road and around the site. This fencing will screen the proposed plant and most of the substation. The fencing is not immediately alongside the estate road - there is between 7m and 25m therefrom with a grassed area in between.
There are 28 car parking spaces beside and in front of the building. The building has a footprint of 2275m.
The applicant has provided further information in the form of an e-mail which explains that the processes to be carried out in the building will be automated and carried out by machinery with presently 20 people carrying out these processes or supervision thereof. The company would estimate that this may rise to 25 in the future (next 5 years).
The applicant has indicated that they would not be opposed to the introduction of landscaping between the fence and the road although they have longer-term plans for this space which is considerably wider at the eastern end than at the western end. For the time which the fence is the only feature between the road and the building, landscaping should be introduced.
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.
Manx Electricity Authority suggest that there are underground cables or overhead lines passing through the site and that the applicant must liaise with the Authority in this respect. This relates to working practices rather than planning matters and as such the Manx Electricity Authority should not be afforded party status in this instance.
Isle of Man Water Authority raise issues relating to the provision of water supply and servicing which are not planning matters and as such the Authority should not be afforded party status in this instance.
Fire Prevention Officer recommends consultation regarding fire precautions which are largely the remit of the Building Regulations and as such should not be afforded party status in this instance.
The Occupant of Seacliffe, Old Castletown Road, Ballaveare should not be afforded party status in this instance.
Recommended Decision: Permitted
Date of Recommendation: 13.03.2007
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This permission relates to the conversion of the building to a data centre facility for the housing of computer equipment and provision of data communication services together with the provision of external plant, security fencing and closed circuit cameras all as shown in drawings reference 1076-100 - 103 inclusive all received on 11th December, 2006.
C 3. There must be no discharge of surface water to the main foul sewer.
C 4. The installation of the external plant, including the security cameras must not interfere with the existing drainage within the site. The developed is advised to consult the Department of Transport in this respect prior to the commencement of this work.
C 5. Prior to the commencement of work on site, the applicant must have approved by the Planning Authority a scheme of landscaping between the new security fence and the estate road in order that the appearance of the new fencing may be softened.
C 6. All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the dwellings, whichever is the sooner. Any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species.
C 7. The parking spaces within the site may be used only for those people employed at or associated with the use of the application premises as permitted.
N 1. PRIOR to the commencement of any works the applicant is advised to consult the Chief Fire Officer to ensure that adequate fire precautions are taken.
N 2. For a change in the water supply to premises (domestic or commercial) the applicant should contact the Isle of Man Water Authority Byelaws Inspector (Michael Karren), telephone 695957.
N 4. The applicant is advised that there are Underground Cables/Overhead Lines present in the area indicated in the planning application. Please contact Anthony Kinrade or Ian Horsey, Operations and Maintenance Department, Network Services, Manx Electricity Authority, (Tel. 687705) to discuss working practices around Cables and Overhead Lines which may be required to be diverted before any work can be carried out on site.
The applicant is also advised to contact the Manx Electricity Authority for Electrical Site Safety 5 documents, (Tel. 687766), before any work is carried out on site. All work to be carried out with reference to Health and Safety Executive Guidance Notes HS(G)47 and GS6.
I confirm that this decision accords with Government Circular Nos 44/05 (Delegation of Functions to Director of Planning and Building Control) and 47/05 (Delegation of Functions to Senior Planning Officer)
Decision Made : Permitted Date : 15/3/07
Signed : [Handwritten signature] M. I. McCauley Director of Planning and Building Control
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