Loading document...
==== PAGE 1 ====
21/01283/B Page 1 of 12
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 21/01283/B Applicant : Progress Shaving Brush (Vulfix) Ltd Proposal : Erection of 10 units for industrial, office and commercial use Site Address : Former Central Abattoir Cronkbourne Douglas Isle Of Man IM4 4QE
Planning Officer: Mr Paul Visigah Photo Taken : Site Visit : Expected Decision Level : Planning Committee
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 06.01.2023 __
Conditions and Notes for Approval
C : Conditions for approval N : Notes attached to conditions
C 1. 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.
C 2. The development hereby approved shall not be occupied or operated until all access arrangements, including visibility splays, vehicular and pedestrian areas have been provided in accordance with the approved plans (Drawing Nos. 002 rev A). Such areas shall not be used for any purpose other than for purposes associated with the development and shall remain free of obstruction for such use at all times.
Reason: To ensure that sufficient provision is made for off-street parking in the interests of highway safety.
C 3. No development shall commence until a schedule of materials and finishes and samples of the materials to be used in the construction of the external surfaces, including roofs, have been submitted to and approved in writing by the Department. The development shall not be carried out unless in accordance with the approved details and retained thereafter.
Reason: To ensure that the development is carried out to the highest standards of materials, in the interests of the appearance of the development and the visual amenities of the area.
C 4. The development shall be implemented strictly in accordance with the revised drainage plans/details received on 31 Oct 2022. No part of the development shall be occupied until the
==== PAGE 2 ====
21/01283/B Page 2 of 12
agreed drainage strategy has been implemented. The drainage system shall be permanently retained thereafter in accordance with the submitted details
Reason: In order to ensure that adequate drainage/flood control measures/facilities are provided, and retained, in the interests of the amenity of the area.
C 5. Within three (3) months of commencement of the development hereby approved, details of bat and bird bricks/ boxes on the new buildings (crevice and cavity), as well those suitable for house sparrow, starling and swift, shall be submitted to and approved in writing by the Department. The development shall not be carried out unless in accordance with the approved details and shall be retained as such thereafter.
Reason: To provide adequate safeguards for the ecological species existing on the site.
C 6. Within three (3) months of commencement of the development hereby approved, details of the native/well established planting to be provided as part of the soft landscaping scheme for the landscape areas shown on Drawing No. 002 rev A, shall be submitted to and approved in writing by the Department. The development shall not be carried out unless in accordance with the approved details and shall be retained as such thereafter.
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 units, 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.
Reason: To provide adequate safeguards for the ecological species existing on the site and as the landscaping of the site is an integral part of the scheme and must be implemented as approved.
C 7. Notwithstanding the provisions of the Town and Country Planning (Use Classes) Order 2019 (or any Order revoking and/or re-enacting that Order with or without modification), the units (1-8) hereby approved shall only be used for General industrial (Class 2.3) and/or Storage/distribution (Class 2.4) and for no other purpose at any time.
Reason: The Department has assessed the impact of the proposal on the basis of the specific use and any alternative uses within the same Use Class will require further consideration.
C 8. Notwithstanding the provisions of the Town and Country Planning (Use Classes) Order 2019 or Town and Country Planning (Change of Use) (Development) (No. 2) Order 2019 or any order amending, revoking or re-enacting these Orders, Unit 9 shall be used only as food and drink (class 1.3) with related hot food takeaway (class 1.4), with Unit 10 used only as Office (Class 2.1). The units shall not be used for any other uses without the express grant of planning approval from the Department.
Reason: To enable the Department to consider the implications of any subsequent change of use on the amenities of the area.
This application has been recommended for approval for the following reason. Overall, it is considered that although the inclusion of office accommodation and retail uses within the scheme do not comply fully with the requirements of Business Policies 7 and 5, the overall proposed use is not significantly different from the existing uses within the Tromode & Ballafletcher industrial area which currently houses a mix of uses, associated with the dominant industrial use. The proposal has also been considered on an exceptional basis, given the
==== PAGE 3 ====
21/01283/B Page 3 of 12
unique nature of the office provision within the scheme and its needs, and the nature of retail use which by its scale and operation would not result in an unduly harmful impact on Douglas' town centre vitality or viability. It is also considered that the proposal by reason of the location, the availability of parking spaces and acceptable amenity impact on the neighbouring units is considered to be acceptable. The development is, therefore, considered to comply with the requirements of Business Policy 4, Strategic Policies 6 and 7, Spatial Policy 5, General Policy 2, Transport Policy 7, and Environment Policies 4 and 5 of the Strategic Plan, for the reasons that have been articulated within the report.
Plans/Drawings/Information; This approval relates to the submitted documents and drawings received on 4 November 2021, and additional/amended documents and drawings received 31 October 2022. __
Interested Person Status - Additional Persons
It is recommended that the following Government Departments should be given Interested Person Status on the basis that they have made written submissions relating to planning considerations:
DOI Flood Risk Management Manx Utilities Authority Drainage __
Officer’s Report
THIS APPLICATION IS BROUGHT BEFORE THE PLANNING COMMITTEE AS THE PROPOSAL DOES NOT COMPLY FULLY WITH THE AREA PLAN ZONING AND BUSINESS POLICIES 5 AND 7 OF THE STRATEGIC PLAN AND THOSE POLICIES RELATING TO OUT OF TOWN RETAIL AND OFFICE DEVELOPMENT, BUT IS RECOMMENDED FOR APPROVAL
1.0 THE SITE 1.1 The site is part of a parcel of land which lies north of the Isle of Man Creameries and directly south of the Central Abattoir (Meat Plant), Cronkbourne, Douglas. Ballafletcher Farm Estate Road which serves the industrial estate is situated directly west of the site. The site slopes downward from west to east by around 6m by about 7 degrees. Access to the site is via an existing access and driveway which serves some industrial units within the broader site area and situated east of the proposed industrial units.
2.0 THE PROPOSAL 2.1 The proposal is for the Erection of 10 units for industrial, office and commercial use. The development would comprise two buildings;
2.1.1 An industrial block housing 8 industrial units of the same size (each 90sqm). The intended use classes for these units would be Class 2.3 - general industrial and class 2.4 - storage or distribution. All the units would be of similar size and would integrate a W.C measuring 1.5m x 2m on the rear elevation, although unit 1 would be slightly larger than the other units and would have its entrance on the south elevation. This pitched roofed building would be 6.1m high to the eaves and 7.4m to the roof ridge. 16 GRP rooflights would be installed on each roof plane (32 in total). The front elevation of each units would have a roller shutter door and a pedestrian entrance door. None of the units is shown as having a mezzanine level.
2.1.2 These units (units 1-8) would have their external walls finished in prefabricated insulated wall panels above DPC level with cedar cladding feature. The roof would be finished in prefabricated insulated roofing panels with compatible roof light system integrated into
==== PAGE 4 ====
21/01283/B Page 4 of 12
them. The windows would be aluminium framed double glazed windows, while the pedestrian doors would be secure steel doors and frames.
2.1.3 Units 9 and 10 which would be a two storey building would be situated west of units 1- 8 separated by the new driveway that would be linked to the existing driveway serving the broader site area. This building which would have a butterfly roof would be 9.3m to the eaves of the tallest elevation, 8.2m from ground level to the eaves of the other end of the butterfly roof and 7.1m high where the roof planes meet. The external walls would be finished in painted or through colour render and Cedar cladding feature, while the roof would be finished in prefabricated insulated roofing, as units 1-8. The building would be 21m long and about 14m wide.
2.1.4 This building would serve a mixed office space 265m2 (2852ft2) to be class 2.1 - Office and incorporate a mix of small private offices as well as hot desk spaces and associated kitchenettes and WC's (within Unit 10), and class 1.3 - food and drink + class 1.4 - hot foot takeaway (within Unit 9).
2.2 Each of the units would have a vehicle access point in front and would link directly to the access and general parking areas situated on the site. The site would have access to 51 parking spaces; 26 parking spaces will be provided in front of the units (1-8), while the 25 additional parking areas created north of blocks 9 and 10, totalling 51 parking provisions.
2.3 The development would include the planting of additional trees and shrub/hedge, added to the existing trees on site. The news plantings would be agreed with DEFA Arboriculture.
2.4 Three new bin storage areas would be created on the site. Also, secure bicycle racks will be supplied to encourage an active travel plan to both of the above units (no information has been provided on these in terms of type and position on site).
2.5 The applicant have provided the following additional information: i. The proposed mixed office / "hot desk" facility would enable multiple local professionals to have a place of work away from the ever increasing working from home culture. Whilst it is acknowledged that working from home is becoming more popular the applicant also recognises a big need for this facility on this side of Douglas for people wanting that important social contact and "place of work".
ii. The proposed café / restaurant situated in Unit 10 would provide a much needed amenity to not only the immediate commercial business park but also to the north of Douglas. By virtue of its location it would encourage less travel off site at lunchtimes whilst also providing a much needed meeting place for the public without having to travel either into town or through to the other side of Douglas if coming from the north.
iii. Electrical vehicle charging points will be installed in the car parking areas.
iv. Rainwater harvesting to be installed where possible to reuse rainwater on surrounding planters / new trees and soft landscaped areas.
v. The large glazing to be provided to units 9 + 10 to maximise the amount of natural light entering the internal spaces
3.0 PLANNING POLICY 3.1 The site is zoned as industrial use on the Area Plan for the East (Map 4), and the site is not within a Conservation Area. The site is generally not prone to flood risk, although the southern section, which includes the main driveway serving the new development is considered
==== PAGE 5 ====
21/01283/B Page 5 of 12
to be prone to flood risks. The site is not within a registered tree area and there are no registered trees on site.
3.2 The following parts of the Area Plan for the East Written Statement are considered relevant to the application: 3.2.1 "Employment Proposal 1: The development of existing industrial land, including the following sites, will be supported for the following uses only: manufacturing; warehousing and distribution; office accommodation (subject to compliance with Strategic Plan Business Policy 7); or retail outlets (subject to compliance with Strategic Plan Business Policy 5).
For the purposes of this policy, existing industrial land excludes those sites named under Employment Proposals 2, 3, 4 and 5".
3.2.2 Table 12: Employment Proposal 1 "Tromode & Ballafletcher: Site BE016g
3.3 The Strategic Plan also contains the following policies and texts that are considered relevant to the application:
3.3.1 Business Policy 5: "On land zoned for industrial use, permission will be given only for 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".
3.3.2 Business Policy 7: "New office floor space should be located within town and village centres on land which is zoned for the purpose on the appropriate area plan; exceptionally, permission may be given for new office space (a) on approved Business Parks for Corporate Headquarters which do not involve day to day callers; or (b) in buildings of acknowledged architectural or historic interest for which office use represents the only or most appropriate practicable and economic way of securing future use, renovation and maintenance".
3.3.3 Development which is in accordance with the prevailing land use should accord with the principles of General Policy 2 as follows: (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (c) does not affect adversely the character of the surrounding landscape or townscape; (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; (g) does not affect adversely the amenity of local residents or the character of the locality; (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; (j) can be provided with all necessary services;
==== PAGE 6 ====
21/01283/B Page 6 of 12
(k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them and (n) is designed having due regard to best practice in reducing energy consumption.
3.3.4 Strategic Policy 6 Major employment-generating development should be located in existing centres on land zoned for such purposes and identified as such in existing Local or new Area Plans.
3.3.5 Strategic Policy 7: Undeveloped land which is zoned in Local or Area Plans for industrial, office, or retail purposes will be retained and protected for such uses, except where those uses would be inappropriate or incompatible with adjoining uses.
3.3.6 Strategic Policy 10: New development should be located and designed such as to promote a more integrated transport network with the aim to: minimise journeys, especially by private car; make best use of public transport; not adversely affect highway safety for all users, and encourage pedestrian movement.
3.3.7 Business Policy 1:
The growth of employment opportunities throughout the Island will be encouraged provided that development proposals accord with the policies of this Plan.
3.3.8 Transport Policy 7 The Department will require that in all new development, parking provision must be in accordance with the Department's current standards. The current standards are set out in Appendix 7.
3.3.8.1 There are no parking standards within the Strategic Plan for out of town retail.
3.4 Other policies within the Strategic Plan which are considered relevant in the assessment of the proposal are; Strategic Policy 5, Environment Policies 42, Infrastructure Policy 5, Community Policy 11, Community Policy 7 and Community Policy 10.
4.0 OTHER MATERIAL CONSIDERATIONS 4.1 The Isle of Man's First Biodiversity Strategy 2015-2025 4.1.1 Habitat loss "Biodiversity is being lost around the world despite the CBD target to halt biodiversity loss by 2010. Monitoring of indicators is required to quantify biodiversity losses, confirm the main causes and enable targeted action to halt this trend.
Our knowledge of Manx terrestrial habitats and land use is based on maps made between 1991 and 1996. This urgently needs revising in order to quantify habitat changes, understand the reasons and address the causes. Loss is caused not just by active destruction, but also lack of effective management and natural changes such as scrub invasion. Wildlife legislation on the Isle of Man is designed to prevent habitat loss".
4.1.2 Habitat loss actions "21. DEFA will continue to promote a policy of 'no net loss' for semi-natural Manx habitats and species and ensure that unavoidable loss is replaced or effectively compensated for.
==== PAGE 7 ====
21/01283/B Page 7 of 12
22. By the end of 2015 complete a land use and terrestrial habitat assessment to understand rates of habitat loss, use this information to help prioritise habitat and species conservation, through Biodiversity Action Plans, and consider how to monitor success".
4.2 Section 68 of the Flood Risk Management Act (2013) indicates that any published Flood Risk Management Plan and the extent to which the proposed development creates an additional flood risk are material considerations.
5.0 PLANNING HISTORY 5.1 The application site has been the subject of the following previous planning applications: o PA 87/00531/B for Alterations and extensions to enlarge cutting room and form additional packing and cold store facilities - Approved. o PA 99/01848/C for Change of use to steel fabrication premises - Withdrawn. o PA 00/00239/B for Erection of lairage - Approved o PA 13/00248/B for Creation of a vehicular access - Withdrawn.
6.0 REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.
6.1 DOI Highways initially requested further information/alterations (9 December 2021/16 November 2022). Further to the submission of a Revised Proposed Site Plans from the applicants on 30 October 2022, no further comments have been received from DOI Highways.
6.2 DOI Flood Risk Management initially stated that their input has been deferred pending further information (2 December 2021/21 January 2022). Further to receiving additional documents from the applicants, the DOI Flood risk management team have requested that the revised drainage plans received Oct 2022 are conditioned to the application (19 December 2022).
6.3 DEFA Biodiversity have made the following comments regarding the application (2 December 2021): o They have no objection to the proposed plans. o They request a condition on approval for details of the native/well established planting to be provided to Planning for written approval. o They note that there are opportunities to include wildlife enhancements on site via the installations of bat and bird bricks/ boxes on the new buildings. o They recommend that a mixture of crevice and cavity boxes are installed high up on the eastern, northern and southern elevations of units 1- 8 or around units 9 and 10 but away from openable windows, as the site is located approximately 40m to the west of the Tromode Dam and River Glass Wildlife Site (One of the reasons for the designation of this site was as an observed feeding area of significance for bats, and therefore it is known that there are good bat numbers in the area). o They advise that a variety of bird boxes could be installed, including ones suitable for house sparrow, starling and swift (if the units are at least 5m high) high up on the eastern or northern elevations, either integrated bricks or external boxes would both be suitable. o They note that external house martin 'cup' nest boxes would also work well on the northern elevation of units 9 and 10 underneath the overhang.
6.4 Manx Utilities Drainage have confirmed that the drainage proposals for the development are acceptable from a foul and surface water perspective (11 October 2022).
6.5 Braddan Commissioners have no objection to the application (6 December 2021/18 November 2022).
==== PAGE 8 ====
21/01283/B Page 8 of 12
6.6 Douglas Borough Council object to the application on the following grounds (13 December 2021): o The Council believes that the application fails to comply with the following policies and objective from the Isle of Man Strategic Plan 2016: o Business Policy 7 - New office floor space should be located within town and village centres on land that is zoned for the purpose on the appropriate area plan. o Strategic Policy 9 - All new retail development (excepting neighbourhood shops and those instances identified in Business Policy 5) and all new office development (excepting corporate headquarters suitable for a business park (1) location) must be sited within the town. o Strategic Objectives 3.4 Economy (d) - To maintain and enhance the viability and vitality of town centres by controlling the location and nature of new retail and commercial development. o It is believed that if the application was wholly for the creation of industrial/storage units the Council may not have made comment on the proposals however as the application includes an element for the creation of a modern office/hot desk unit and there being no mechanism to separate the different parts of the application the Council would kindly ask that the Planning Authority refuses the application on the grounds highlighted above.
6.7 No comments have been received from neighbouring properties.
7.0 ASSESSMENT 7.1 The fundamental issues to consider in the assessment of this planning application are; a. The principle of the proposal (BP 4, STP 7 & BP2; and Employment Proposal 1 of the Area Plan for the East); b. Provision of employment opportunities (BP 1 & STP 6); c. Visual impact/impact on the wider environment (EP 42 and GP2 b, c & f); d. Impact on the neighbouring amenity (GP2g); e. Impact on the highways & parking (TP7, GP2 h & i, SP10); f. Flooding/Drainage Issues (EP 13 & GP 2l); and g. Ecological Impacts (EP4, EP5 & GP 2d)
7.2 PRINCIPLE OF THE DEVELOPMENT 7.2.1 The site is designated for industrial purposes so the principle of the development of industrial units here is acceptable. In addition, Employment Proposal 1 of the Area Plan for the East also support the creation of the industrial units by stating that the development of existing industrial land will be supported for manufacturing, warehousing and distribution. Therefore, it is considered that the use of Units 1 - 8 for industrial purposes (which includes general industrial and storage and distribution) clearly aligns with the provisions of Business Policy 4 and Strategic Policy 7 of the Strategic Plan, as well as Employment Proposal 1 of the Area Plan for the East.
7.2.2 With regard to the use of units 9 and 10 for retail and office use respectively, it is considered that there is support within Employment Proposal 1 of the Area Plan for the East for office accommodation (subject to compliance with Strategic Plan Business Policy 7), and retail outlets (subject to compliance with Strategic Plan Business Policy 5).
7.2.3 In the case of the office accommodation, Business Policy 7 is clear that exceptionally, approval may be granted for new office space where the application site is (a) on approved Business Parks for Corporate Headquarters which do not involve day to day callers; or (b) in buildings of acknowledged architectural or historic interest for which office use represents the only or most appropriate practicable and economic way of securing future use, renovation and maintenance". Whilst the proposed office accommodation within the scheme would not meet any of these exceptions, it can be seen that the area contains a number of uses that would not necessarily be considered truly industrial (including offices that are not headquarters and training centres). As well, the nature of the office use proposed by the applicant is not such that would require daily customer visits as the building would be used mainly for sole business
==== PAGE 9 ====
21/01283/B Page 9 of 12
owners or start-ups which are demonstrably different to an office use such as a legal practice, etc. In this respect, the proposed use is not dissimilar to the operation of other office accommodation allowable in industrial areas. On that basis it is concluded that the proposed use is acceptable.
7.2.4 Besides, the need to provide modular office accommodation in this part of Douglas which supports mixed office/hot desk facilities to enable multiple local professionals to have a place of work away from home, whilst enabling small scale or start up business to build important social networks cannot be discounted.
7.2.5 Therefore, although the provision of the office accommodation within this scheme would not comply fully with the requirements of Business Policy 7 of the Strategic Plan (as required by Employment Proposal 1 of the Area Plan for the East), it is not considered that the scale, type of office accommodation on offer, and location within the locality (in its current form with existing uses) would warrant refusal of the scheme.
7.2.6 In assessing the principle of the proposed retail use within the scheme, it is considered that this element of the scheme would not comply fully with the requirements of Business Policy 5 as it would not comply fully with the exceptions offered by this policy. However, the likelihood is that a number of workers within this industrial zone would not have sufficient time in which to travel regularly to Douglas town centre during their lunch hour. It, therefore, seems that the limited number of people that would be served by the proposed retail food business could not be considered as being of such a scale as to result in an unduly harmful impact on Douglas' town centre vitality or viability.
7.2.7 Furthermore, the likelihood is that people who do not work in the Tromode & Ballafletcher industrial area will not view this location as one to choose to travel to instead of Douglas, given its detached location from the main thoroughfare serving the surrounding area. Besides, the Douglas town centre offers a much larger variety of businesses and therefore offers wider choice / experiences than does the proposed site - with or without the class 1.3 - food and drink and class 1.4 - hot foot takeaway. Moreover, the need to restrict out of town retail uses within town centre locations is not at variance with the intention to provide nearby workers with an alternative hot food and drink option.
7.3 Provision of Employment Opportunities 7.3.1 The proposed scheme would align with Strategic Policy 6 which takes into account the need for employment generating developments to be sited on land for which they are zoned for (as identified on the Area Plans), given that the site is zoned for industrial use with the majority of the units being used for industrial use. The sites location within a major employment area on the Island (Douglas), where there would be easy access to labour, with the location also benefiting from an integrated transport network would further ensure the use is in accordance with SP6. As the proposal could potentially offer employment opportunities to this area, this aspect would further be compliant through BP1 and BP2, and is encouraged.
7.4 Visual Impact/impact on the wider environment 7.4.1 With regard to the visual impacts of the development on the site and surrounding area, it is considered that the proposed development would feature a modern building (with several units) designed specifically for its proposed use. The scale of the development would be proportionate to the site and the individual units have been designed to serve that specific purpose in terms of size, height and appearance. Additionally, the design of the buildings are such that would be considered to be of high quality and functional; ensuring that the proposal would be appropriate for the site context without appearing as an incongruous feature.
7.4.2 The positioning of the buildings and layout of the site area is considered to be an enhancement to the character and appearance of the site over and above the present context (which is undeveloped), making a positive contribution to the wider environment in accordance
==== PAGE 10 ====
21/01283/B Page 10 of 12
with SP5. Moreover, the scheme is also deemed to be an acceptable form of development when considered in the light of General policy 2 (b & c) as the works would improve the appearance of the site area and ensure it is in keeping with the broader industrial area.
7.4.3 It is also important to note that the trees on the boundary of the broader site area would be retained, with new planting of additional trees and shrub/hedge, added to the existing trees on site; thus improving the general appearance of the site and area.
7.5 Impact on adjacent properties (GP2g and k, and EP 22) 7.5.1 With regard to impact on nearby properties, it is considered that the proposed building on site nearest the existing industrial buildings in the vicinity at Cronkbourne Business Park to the east would be Units 1-8 which only have ground floor level. As such, it is not considered that there would be any detrimental impacts on these properties in terms of overlooking and overbearing impacts. Whilst the level difference between the application site and these neighbouring industrial units is obvious, the difference is not such that would result in overshadowing for these units which have no windows at the rear elevation which backs onto the proposed industrial units within the current scheme.
7.5.3 Overall, it is concluded that the proposed development would not result in harm to neighbouring amenity through overlooking, leading to a loss of privacy or loss of light through the building having an overbearing impact. As well, there would be no harm resulting from the buildings general appearance on the nearby properties, given the intermediate distances, design, scale and massing of the building which is considered compliant with those sections of General Policy 2(g).
7.6 Impact on the Highways and Access 7.6.1 In terms of highway impacts, a key concern relates to the provision of appropriate parking to meet the Strategic Plan parking standards. From reviewing the application details, it is considered that the proposed parking provisions would be sufficient for the number of units and uses proposed for the site.
7.6.2 With regard to general industrial use, the standard stipulates that one parking space be provided per 50 square metres gross floor space. As the eight block industrial units would amount to 720sqm of industrial floor space, 14.4 spaces (15 approx.) would be required. Therefore, the 50 parking provisions provided within the site would be more than adequate.
7.6.3 Conversely, if the units (Units 1-8) were used solely for storage and distribution which requires one space per 100 square metres gross floor space, then the 720sqm of floor space will require approximately 7.2 parking spaces (7 approx.), with the parking provisions available more than appropriate.
7.6.4 In assessing the parking demand for the office spaces which would be classed as 'Out of town offices' the requirement is that 1 space be provided for every 15 square metres of nett floor space. As the office spaces measures about 265sqm a total of 17.6 spaces (18 Approx.) would be required. There is no standard stipulated for out of town retail uses. However, given that the units are not particularly designated for any specific use, it is noted that there would be a mix of the uses at various proportions or combinations for which the 50 spaces provided on the site would still be appropriate (As the highest combination of spaces general industrial (15) plus office (18) would amount to 33 spaces with 17 spaces still left to cater for the retail parking requirements. As such, it is considered that the available parking provided would be more than sufficient for the proposed development, ensuring that the development complies with Transport Policy 7 and General Policy 2 (h).
7.6.5 It is also considered that the proposal is unlikely to give rise to significant negative impacts on the adjoining network in terms of highway safety or network efficiency with the site traffic being accommodated onto the existing network via the Ballafletcher Farm Road. This
==== PAGE 11 ====
21/01283/B Page 11 of 12
element of the development is therefore considered to be compliant with Transport Policy 7 and GP2 h & i, and Strategic Policy P10.
7.7 Flooding/Drainage Issues 7.7.1 In respect of site drainage and potential for flooding, it is noted that the scheme is supported by a drainage details which includes Drainage Plans and attenuation details which have been considered by Manx Utilities Drainage and DOI Flood Risk Management who have both confirmed that the submitted information satisfies their concerns. However, a condition would be imposed to ensure that the submitted drainage details are integral to the development of the site.
7.8 Impacts on Ecology 7.8 In terms of the ecological impacts of the proposed development, it is considered that the application details have been considered by DEFA Ecosystems Officer who notes that they have no objection to the application save for the provision of some ecological mitigation through the provision of details of the native/well established planting to be provided as part of the scheme, and the inclusion of wildlife enhancements on site via the installations of bat and bird bricks/ boxes on the new buildings. Thus, it is considered that the application would satisfy the principles of Environment Policy 4 and 5. As such, Conditions would be imposed to ensure that the required mitigation measures are implemented.
8.0 CONCLUSION 8.1 For the above reasons, it is concluded that the planning application would comply with the relevant Strategic Plan Policies, and would have no adverse impact on the visual amenities of the site or surrounding area, or harm the use and enjoyment of neighbouring properties or the highway network, and would comply with the relevant sections of the Area Plan for the East, and is recommended for approval.
9.0 INTERESTED PERSON STATUS 9.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: (a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.
9.2 The decision maker must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed above who should be given Interested Person Status.
9.3 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given Interested Person Status. __
==== PAGE 12 ====
21/01283/B Page 12 of 12
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to that body by the appropriate DEFA Delegation and that in making this decision the Committee has agreed the recommendation in relation to who should be afforded Interested Person Status.
Decision Made : Permitted
Committee Meeting Date: 16.01.2023
Signed : P VISIGAH Presenting Officer
Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph to the officer report).
Signatory to delete as appropriate YES/NO See below
Customer note
This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.
Copyright in submitted documents remains with their authors. Request removal