**Document:** Officer Planning Report **Application:** 06/01658/B — Construction of two single storey light industrial units, creation of additional car parking, landscaping and widening of site entrance **Decision:** Refused **Decision Date:** 2007-01-24 **Parish:** German **Document Type:** report / officer_report **Source:** https://planningportal.im/a/81480-german-land-off/documents/1478365 --- # Officer Planning Report ## Addendum App: Proposed 2 no. Light Industrial Units, Land off Stanley Mount, Peel, for Peel Properties Limited. This site presently is occupied by one building, used as a store and West Coast Taxis have temporary permission to park about 7 no. taxis on the land, but most of the land is overgrown. The proposal is to clear the site and construct 2 no. small light industrial buildings and setting out the site for structured car parking. A landscaped area is proposed between building B and Bridge Street Properties, and there are no windows overlooking any properties envisaged. The car parking and turning area will be finished with an approved surface and there are minor modifications to the entrance to ease access. The type of business encouraged would be storage, garaging or a commercial garage, a depot or other similar activity, but not heavy plant and equipment or heavy machinery. ## Planning Report And Recommendations [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] ### Considerations [Table omitted in markdown export] ### Written Representations [Table omitted in markdown export] ### Consultations [Table omitted in markdown export] [Table omitted in markdown export] ### Officer's Report ## THE SITE The application site represents an area of land to the rear of Stanley Mount, Stanley Road and Bridge Street, Peel. The site lies within a tightly developed urban area and access to the site is gained via a ramp leading from Stanley Mount. Houses back onto the site on three sides. ## PLANNING STATUS The application site is located in an area zoned as Mixed Use in the adopted Peel Local Plan (Planning Circular 6/89). The site is located within the Peel Conservation Area. ## PLANNING HISTORY The following previous application is considered relevant to this application: PA 04/02282 – Approval in principle for a residential development of six houses on derelict land, garage and workshop, Stanley Road, Peel. Refused initially, 4th February 2005, refused at review 22nd April 2005, refused at appeal 16th September 20055. ## THE PROPOSAL The application seeks approval for the construction of two light industrial units, situated to the west of the site. The buildings would be constructed with plain rendered walls and dark grey profile sheeting roofs. Building A, which would be sited adjacent to an existing sandstone building, would be faced in sandstone. REPRESENTATIONS Peel Town Commissioners recommend that the application be approved. The Department of Transport Highways Division object to the proposal on the grounds that the road width is inadequate to accommodate the two way traffic flow of commercial vehicles and cars. The occupiers of 6 Stanley Mount object to the use of the site for light industry and access and parking issues. The MEA, Chief Fire Office, Water Authority and Disability Access Officer make standard comments relating to supply, access and fire precautions. ## ASSESSMENT The application site lies within an area zoned as Conservation Area and Mixed Use in the Peel Local Plan. With regard to the Conservation Area designation, special attention must be paid in considering applications for development, as to whether such development would preserve or enhance the character and appearance of the conservation area in which it is located. In this instance, the site is situating at a lower ground level to the road from which the site takes its access. With the gates to the site open, the immediately visible buildings within the site are a sandstone structure with corrugated roofing. This building is located outside the application site, but within an area identified as being within the ownership or control of the applicant. When standing within the site, the view is predominantly of the backs of houses. The proposed buildings would be sited to the north west of the site and would not be visible when approaching the site in a northerly direction along Stanley Mount, but visible beyond the existing sandstone building when approaching from the opposite direction. Both buildings would be clearly visible from the rear of residential properties overlooking the site. With regard to the impact of the proposed buildings within the Conservation Area therefore, it is not considered that they would adversely affect the character and appearance of the Area, and, given the current derelict condition of the site, would represent an enhancement of the area. With regard to the use of the site, the area is zoned as Mixed Use in the adopted Local Plan which allows for the following uses: Commercial/Retail, Residential, Office, Tourism and Industry, and the use for light industry is therefore, in principle, considered to be acceptable. The buildings proposed would be between 5.4m and 5.8m high to ridge and between 1.2m and 2m from the boundary of the site. Adjacent to residential uses, the Building B would be between 2m and 4m from the boundary. Given this separation distance and the design and height of the buildings at their closest points to the boundary (3.3m to eaves) it is not considered that adjacent residential occupiers would experience a reduction in levels of residential amenity sufficient to warrant a refusal of the application. The Department of Transport Highways Division and an adjacent occupier have submitted objections relating to the adequacy of the vehicular access and increase in traffic in the area. With regard to the adequacy of the access, the existing access width is indicated as being 4.8m wide with the proposed access width of 6.1m. Within the site, the access road/ramp is 3.2m, allowing for parking of vehicles either side of the access. The access road/ramp is not of sufficient width to allow two vehicles to pass, without encroachment within the parking areas. Guidance contained within the 1982 Development Plan Order indicates a requirement for parking for industrial or other premises "depending upon the particular circumstances of the development" (Part 3, 11, c) dd)). Within the Draft Isle of Man Strategic Plan Appendix 7, guidance indicates a requirement of one space per 50 square metres of usable space, with additional space for manoeuvring where larger vehicles may be using the site. Building A has a floor area of 64.8 sqm, with Building B having a floor area of 98.6 sqm, and an existing building on the site described as 'store' has an approximate floor area of 64.6 sqm. Parking spaces are indicated within buildings A and B; however, it is not considered that such spaces would be used as such, given the fairly limited floor area that would remain. Based on the indicative floor areas, a requirement for 4.5 spaces would result. Twelve spaces are indicated within the site, although four of these spaces are in tandem and as previously indicated, given the narrow width of the internal access road, it is unlikely that spaces immediately adjacent to the access way would be available to accommodate vehicles, therefore resulting in nine usable spaces. Guidance contained within the Draft Strategic Plan indicates that additional space will be required within the site to allow for the manoeuvring of vehicles. The application indicates that the use of the building would be that of light industry, which may therefore result in larger vehicles visiting the site. It is not considered that the parking within the site would allow for the movement of larger delivery type vehicles and as such, either cars from the site would be parked on the adjacent highway, or delivery vehicles parked outside the site at various times. As previously stated, residential property in the immediate vicinity does not benefit from off street parking and whilst during business hours, the level of on street parking associated with those properties is reduced, there would nonetheless, typically be a number of vehicles parked on the road adjacent to the application site. The situation described above, with either cars or delivery vehicles parked within this already congested area, would result in additional traffic congestion through on street parking and vehicle movements, so as to adversely impact the residential amenity of adjacent occupiers and the free flow of vehicles on the highway. ### Recommendation It is recommended that the application be refused. ### Suggested Conditions Whilst the application is recommended for refusal, should the application be subsequently approved, the following conditions are suggested: 1) The development hereby permitted shall commence before the expiration of four years from the date of this notice. 2) This approval relates to Drawing Number 61.3.06 and 62.2.06, submitted as part of the application and date stamped 28th September 2006. 3) The buildings hereby approved may be used for light industrial uses only. 4) The car parking area indicated within the site (and external to the buildings) must be laid out and available for use, prior to the taking up of the use. ### Notes 1) PRIOR to the commencement of any works the applicant is advised to consult the Manx Electricity Authority to ensure that an adequate supply of electricity can be made available to service this development. 2) For water connections that comprise more than a single connection to a water main or service, or where new water mains and hydrants will be required, the applicant should contact the Isle of Man Water Authority Planning and Projects Section, telephone 695958. ### Party Status It is considered that all parties, who submitted comments, with the exception of the following: Chief Fire Officer accord with the requirements of Planning Circular 1/06 and are therefore afforded interested party status. ### Recommendation Recommended Decision: Refused Date of Recommendation: 18.01.2007 ### Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal - : Notes attached to refusals R 1. The inadequate internal roadway width, coupled with the unsatisfactory parking arrangement and manoeuvring area for delivery vehicles visiting the site, would result in congestion on the highway adjacent to the application site, as cars/vehicles queue to enter and exit the site and park on the adjacent highway. Such congestion arising from the development would lead to noise and disturbance likely to impact on the occupiers of adjacent properties, to the detriment of residential amenity and highway safety. 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 : Refused Date : 22/11/07 Signed : M. I. McCauley Director of Planning and Building Control --- *Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).* *Canonical page: https://planningportal.im/a/81480-german-land-off/documents/1478365*