Loading document...
Application No.: 18/00388/B Applicant: Hasselt Limited Proposal: Erection of an industrial building with associated parking to replace existing industrial building Site Address: Site Hut O (Unit F4) Harcourt Drive Balthane Industrial Estate Ballasalla Isle Of Man IM9 2AH Case Officer : Miss S E Corlett Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 23.05.2018 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions
Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
Reason: to clarify the extent of the planning approval and to ensure that there is sufficient car parking provision available. There would not be adequate car parking for light industrial use of the premises.
N 1. The applicant should note that public sewerage crosses the site and is encouraged to liaise with Manx Utilities in order to ensure that the sewerage is not damaged or compromised by the proposed development.
Plans/Drawings/Information; This decision relates to drawings 1, 2, 3 and P6119-01A all received on 12th April, 2018. _______________________________________________________________
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:
Manx Utilities who raise material issues _____________________________________________________________________________
Officer’s Report THE SITE
1.1 The site is a plot of land within Balthane Industrial estate, on the northern side of the first cul de sac on the right as one drives into the estate from Ballasalla. The site currently accommodates a semi spherical sheeted buildings which is showing signs of rust and which sits at the northern end of the site. THE PROPOSAL - 2.1 Proposed is the replacement of the existing structure with a new building which stretches across most of the site and which is subdivided into four units, 15m by 6.5m. The building will be set back from the estate road by between 13m and 16.5m with each driveway area being between 5m and 7m wide. The drawing is annotated such that at least two parking spaces
2.2 The building is proposed to be sheeted with brickwork up to 2m from ground level. The building is to be 5.4m to eaves level and 6.7m to the ridge. - 2.3 The use of the building is described in the application as "industrial".
3.1 The site lies within an area designated on the Area Plan for the South as Industry. As the proposed development is consistent with the land use designation, General Policy 2 of the Strategic Plan is relevant as follows:
General Policy 2: Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:
3.3 The Strategic Plan also sets out standard for the provision of parking provision as follows:
Light industrial, research and development 1 space per 30 square metres nett floor space. General industrial 1 space per 50 square metres gross floor space. Storage and distribution 1 space per 100 square metres gross floor space.
4.1 The site has not been the subject of any applications. The adjacent land, on both sides of the road, has been the subject of recent development including the creation of a motorcycle showroom and workshop, a cafe and immediately alongside, planning approval was granted under 13/91470/B for the erection of four industrial units. REPRESENTATIONS - 5.1 Malew Parish Commissioners raise no objection (02.05.18).
5.2 Highway Services indicate that they do not oppose the application subject to the imposition of conditions regarding the use of the site as industrial, the retention of the parking areas as such and the prevention of future mezzanine areas (17.05.18). - 5.3 Manx Utilities comment that public sewerage crosses the site and should the development be approved, MU would require that the sewer is diverted at the applicant's expense and no part of the proposed development may be constructed nor any trees planted within three metres of any public sewer either at the time of construction or at any time afterward (08.05.18).
6.1 The proposal is consistent with the land use designation in terms of its use whether this be for light industrial, general industrial or storage and distribution. The issues here are therefore whether the proposed building would be acceptable in terms of its appearance and size and whether there is sufficient car parking provision to serve the proposed use.
6.2 The building is a standard industrial one not dissimilar to others within this estate. - 6.3 The proposed units would each provide just under 100 sq m of floorspace which would generate a need for one space if the buildings were used for storage and distribution, 2 spaces for general industrial use and 3.3 spaces if the units were used for light industrial purposes, all of which can be accommodated within the site although some of these spaces would be blocking the roller shutter front door. - 6.4 The unit is shown as having a single floor of accommodation. Once constructed internal changes including the installation of a mezzanine floor, could be undertaken without planning approval. It is important to ensure that buildings have sufficient car parking space to protect against excessive parking on the highway, particularly in industrial areas where there may be large vehicles moving around the estate roads. As such it would be appropriate to add a condition which would prevent the creation of further floor space within the building without first obtaining planning approval and thereby the provision of floorspace can be controlled in respect of the amount of car parking spaces available and the nature of the uses involved. - 6.5 The situation with the sewer is a matter for discussion with MU and a note to this effect will suffice.
7.1 The application is consistent with the land use designation and development plan policies and is supported. INTERESTED PERSON STATUS
8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 (Article 6(4), the following persons are automatically interested persons:
I can confirm that this decision has been made by the Director of Planning and Building Control in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted Date : 24.05.2018 Determining officer Signed : J CHANCE Jennifer Chance Director of Planning and Building Control
Copyright in submitted documents remains with their authors. Request removal
