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{{table:167288}} ### Considerations {{table:167289}} ### Written Representations ### Consultations {{table:167290}} {{table:167291}} {{table:167292}}
The site represents a presently undeveloped piece of land situated at the western end of the Ronaldsway Industrial Estate road which links the roundabout to the south of Ronaldsway airport to
5 October 2007 07/01041/B Page 1 of 5
| Application No.: | 07/01041/B |
| Applicant: | Themoguard Limited |
| Proposal: | Erection of an industrial unit and offices |
| Site Address: | Land On Ronaldsway Industrial Estate Ronaldsway Ballasalla Isle Of Man |
| Case Officer: | Miss S E Corlett |
| Photo Taken: | 07.08.2007 |
| Site Visit: | 07.08.2007 |
| Expected Decision Level: | Delegation |
| Consulttee: | Highways Division |
| Notes: | Do not oppose |
the steam railway line, passing the new Sefton Express Hotel and various industrial properties on the south of the road and Malew Football Club grounds and Ronaldsway Aircraft Company buildings on the north.
The site lies within an area designated on the Isle of Man Planning Scheme (Development Plan) Order 1982 as Existing Industrial.
There have been no applications submitted in respect of this site.
Proposed now is the erection of an industrial building parallel with the railway line. The building will be 32.5m by between 13m and 16m and 7m to the ridge. There will be 0.8m between the edge of the site and the edge of the railway. The site is defined differently in the site and location plans - in the latter the site includes the end of the estate road where the stile and gate are to gain access to the railway. In the site plan, this is omitted, which I think is the more accurate of the two drawings.
The building will be finished in grey sheeting with red piping.
Department of Transport recommend that 9 parking spaces are provided (7 for the industrial space and 2 for the office). Malew Parish Commissioners raise no objection to the application Department of Transport Drainage Division raise no objection subject to conditions regarding the provision of drainage
Isle of Man Water Authority recommend approval subject to notes regarding water supplies and also note their intention to lay a trunk main close to the site.
Manx Electricity Authority initially recommended that the application is refused as the development may come too close to existing electricity supplies. However, this has been reviewed and rescinded.
Fire Prevention Officer recommends consultation in respect of fire safety
The principle of an industrial development in this location is in accordance with the Isle of Man Planning Scheme (Development Plan) Order 1982.
However, as raised in pre-application correspondence, the building will be very close to the railway line and there is no reference in the application to this relationship or whether planting could be introduced in the space between the building and the line. Also raised in pre-application correspondence was the relationship of the building and development and the pedestrian footway to the north of the building and where pedestrians go to wait for the train.
The site is right alongside the railway line with only a post and wire fence and weeds separating the two.
The Strategic Plan recommends that as far as parking is concerned, industrial developments provide 1 space per 50 square metres of floorspace (light industry, research and distribution require 1 space per 30 square metres and storage and distribution 1 space per 100 square metres). This would equate to 7 spaces for the 355 sq.m of factory/warehouse and at least anther 2 for the 5 offices and showroom/reception which are proposed. Whilst 7 spaces are shown, there is space for at least a further two more.
The applicant has now submitted amended plans, reference 12B which shows a significant increase in the number of car parking spaces – now 13 and also a hedge has been added on the boundary. The applicant has addressed the vegetation issue and suggests, quite rightly that trees planted so close to the building would possibly undermine the structure. They indicate that they had also considered attaching a trellis to the side of the building and planting climbing plants but this was considered unacceptable due to potential fire risk from the passing trains (the sparks from the steam train quite often set adjacent vegetation alight). The siting has also been altered to take account of the public sewer which runs through the site which reduces the area which may be developed.
Whilst the boundary of the site is very close to the building, there is a little distance between the boundary and the railway line and it should be remembered that the area is a clearly industrial one. The provision of a little more space between the building and the boundary is unlikely to achieve much in the way of reducing the impact of the building on the train track and the introduction of vegetation may soften the appearance of the building but would probably look more as if the building is trying to be hidden. The site is not large and any significant reduction in the size of the development may render any development unviable.
There is also a proposed trunk water main to be installed within the site which will further restrict development (see the response from Isle of Man Water Authority).
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.
Isle of Man Water Authority should be afforded party status as they raise concerns regarding identified proximity to a main supply which is a material consideration.
The Manx Electricity Authority's concerns relate to working practices which are not material planning considerations and as such the Manx Electricity Authority should not be afforded party status in this instance.
Recommended Decision: Permitted
Date of Recommendation: 05.10.2007
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 erection of an industrial building and associated car parking all as shown in drawings 5276-11 received on 4th July and -12B received on 5th September, 2007.
C 3. The proposed development must be connected to the main foul sewer.
NOTE: A Drainage Connection Fee will be payable to the Drainage Authority on this development
C 4. There must be no discharge of surface water to the main foul sewer.
C 5. The building may be used only for dry industrial processes: the only discharges which will be accommodated in the public foul sewer are domestic sewage from canteens and wcs. The applicant should consult the Department of Transport Drainage Division in this respect.
C 6. Prior to the commencement of works on site, the line of the public sewer must be identified and the sewer protected whilst works are being carried out.
N 1. The applicant should note that it is an offence to discharge harmful or polluting matter to any public sewer or watercourse.
N 2. 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. 687687) 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.
N 3. For single connections to a water main (i.e. a single dwelling) the applicant should contact Isle of Man Water Authority Customer Services, telephone 695949.
N 4. The applicant should liaise with the Isle of Man Water Authority in respect of their proposed trunk main which will encroach into the site.
N 5. 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.
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 : 9/10/07
Signed: M. I. McCauley Director of Planning and Building Control
Signed: M. I. McCauley Director of Planning and Building Control
5 October 2007
5 October 2007
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