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This application is recommended for consideration by the Planning Committee rather than under delegated powers as previous applications for the site have been reported to Planning Committee. Also the proposal is not in accordance with the designation on the adopted development plan.
The application site comprises a vacant plot of land within the White Hoe Industrial Estate. To the south east of the application site is the White Hoe pumping station. To the south west and the north west of the site are estate roads. To the north east is a vacant plot of land. There are residential properties on the opposite side of the Old Castletown Road.
This application is seeking planning permission to erect an industrial building with an area of hardstanding for carparking. The building measures 17.062m in length and 13.019m in width. The height of the building is 7.881m to the ridge. The building provides 202.74 square metres of floor space for industrial/storage purposes.
Within the adopted Isle of Man Strategic Plan 2007, the following policies are considered to be relevant in the determination of this application: General Policy 3, Environment Policy 1 and 22, Transport Policy 1, 3, 4 and 7.
It is zoned as part of an Area of Open Space or Woodland in the Douglas Local Plan 1998.
The following previous applications are considered relevant in the consideration of this application:
07/01212/B – Creation of an Industrial Estate layout – granted 24th December 2007
04/02473/A - Approval in principle for the erection of light industrial units – granted at appeal on 30th September 2007. On the 9th October 2007, the Director of Planning and Building Control agreed to extend the duration of the planning consent to the 30th September 2009.
Condition 2 of the approval stated that "The details of landscaping submitted with the Reserved Matters application must include tree and shrub planting (predominantly tree planting to cover approximately 20% of the site (excluding the existing Department of Agriculture, Fisheries & Forestry’s planting), so disposed as to mitigate the visual impact of the proposed units as viewed from the highway, the railway, and The Nunnery Estate".
A planning application, submitted in 2001, for approval in principle for industrial/warehousing development was refused. Temporary use as a site compound in connection with the Island’s sewage disposal scheme (IRIS) was approved until 2004.
Douglas Corporation have no objection to the application. Highways Division do not oppose the application, as it will have no adverse traffic management, parking or road safety implications. Standard comments have been received from the Manx Electricity Authority regarding supply to the building.
The application site is located within an Area of Open Space or Woodland in the Douglas Local Plan 1998. The proposed development would be incompatible with the land use zoning within the Douglas Local Plan. In 2004, an application (04/02473/A) for an approval in principle for the erection of light industrial units was submitted. This was granted at appeal on 30th September 2005. In 2007, the applicant submitted an application for the creation of an estate layout (07/01212/B). This application was granted permission. The site is currently being developed as an industrial estate. Since an extant permission exists it is considered that the principle of developing the site for an industrial/storage building to be acceptable.
In respect of the visual amenities of the locality, the proposal would not look out of character within an industrial estate. The building is single storey in height and will be set below road level. There is the White Hoe Pumping Station between the between the application site and the public highway of the Old Castletown Road. The building will be visible from the public highway; however, in the context of the other industrial buildings and the pumping station, the building would not adversely affect the visual amenities of the locality.
In terms of the total parking provision for the estate, it is proposed to provide 8 car parking spaces to serve the development. The building will provide 202.74 square metres of floor space for industrial storage purposes. Using the light industrial car parking standards, as a worst case scenario, the
applicant would need to provide 7 spaces and therefore the parking provision is considered to be acceptable and would serve the requirements of the development.
In terms of highway safety, it was a requirement of the previous planning permission that the building could not be occupied until an access road and turning facility had been constructed. The access road and turning facility has been constructed to serve the units. It is therefore unnecessary to attach a further condition.
Furthermore, the Highways Division do not oppose the application, as it will have no adverse traffic management, parking or road safety implications.
It is recommended that planning permission be granted subject to conditions in the attached schedule.
The local authority is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered an "interested person" and as such should be afforded party status.
The Highways Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.
The Manx Electricity Authority have commented on non-planning matters and as such should not be afforded party status in this instance.
Recommended Decision: Permitted
Date of Recommendation: 06.07.2011
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/storage building wiht forecourt car parking as shown in drawing numbers 1546-01, 1546-02 and 1546-03 date stamped 26th May 2011.
C 3.
The units may be used for either light industrial (Class 5 of Schedule 4 of the Town and Country Planning (Permitted Development) Order 2005) or storage and distribution (Class 6 of Schedule 4 of the Town and Country Planning (Permitted Development) Order 2005) purposes only.
C 4.
The building hereby permitted shall not be occupied until the car-parking and manoeuvring areas have been provided in accordance with the approved plans, and those areas shall thereafter be kept available at all times for their respective purposes.
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the Town and Country (Development Procedure) 2005
Decision Made: Gouded Committee Meeting Date: 4/4/11
Signed: J. Brooks Presenting Officer
Further to the decision of the Committee an additional report/condition reason is required. Signing Officer to delete as appropriate YES/NO
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