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Application No.: 18/00648/B Applicant: Cu-Plas Callow (IOM) Limited Proposal: Alterations and formation of a covered loading bay area (amendment to PA 17/00632/B) Site Address: Unit 18 Snugborough Trading Estate Union Mills Isle of Man IM4 4LH Planning Officer: Miss Lucy Kinrade Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 18.10.2018 _________________________________________________________________
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 ensure that sufficient provision is made for the loading and unloading of vehicles without impact on the off-street parking and turning provisions of the site in the interests of highway safety.
This approval relates to drawing numbers 20A, 21A and covering letter all date stamped and received 14/08/2018 and drawing numbers 22, 11 and site photographs date stamped and received 20/06/2018.
_______________________________________________________________ Interested Person Status – Additional Persons
It is recommended that the following organisation should not be given Interested Person Status as they are not considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 6(4):
Manx Utilities Authority - as they do not own or occupy land that is within 20m of the application site. _____________________________________________________________________________
1.0 APPLICATION SITE - 1.1 The site forms the extents of a parcel of land and industrial building located in Snugborough Industrial Estate. Operating from the entire industrial building is an existing plumbers merchants 'Cu-Plas Callow'. The gated site sits in the south east corner of the Snugborough estate and running parallel with Peel Road; although views of the building from the main road are limited due to its siting being much lower than the level of the road and the mature trees and hedging on the bank and lining the edge of the highway. - 1.2 Within the site there are 24 car parking spaces available and there is an area towards the back of the site and nearest the north-east boundary used by large freight and delivery vehicles for loading and unloading. Most recently the site was approved for the erection of a covered loading bay approx. 12m x 12m adjoining the main industrial unit. This was approved under PA 17/00652/B.
2.0 PROPOSAL - 2.1 The application now proposes an amendment to the previous approval to allow for a slightly longer loading bay to allow for the entire covered parking of loading vehicle. The new portal framed unit is now proposed to be 7m longer running along the main building and measuring at 18m x 12m. - 2.2 The most recent drawings submitted for the application also clarify the proposed route of a LV electricity cable outside of the structure. These drawings respond to original comments raised by MUA on 09/07/2018.
3.1 The most relevant application in the case of this is aforementioned PA 17/00652/B for the original loading bay which was approved only with the standard 4 year planning condition in August 2017. - 4.0 PLANNING POLICY
4.1 Braddan Local Plan 1991 zoned as 'Predominantly Industrial'
4.2 The most relevant policies to consider in the case of this proposal and minded of the existing and established industrial use of the site in conjunction with the Braddan Local Plan is General Policy 2 and Business Policy 5. - 4.3 General Policy 2 (states in part):
"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:
4.4 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:
5.0 REPRESENTATION Copies of representations received can be viewed on the government's website. This report contains summaries only.
5.4 DEFA Arboricultural Officer o No Objection (dated 17/10/2018)
6.1 There have been no changes to policies since the previous approval in 2017. The proposed covered bay remains in keeping with and proportionate to the main industrial building and its extension by 7m is not likely to have any adverse visual or amenity impacts above or beyond what was originally approved. 24 car parking spaces remain available on site although Highways Services have indicated that should the loading area become used for storage or any other purpose that this could lead to increased demand for parking or overspill parking outside of the site. In order to prevent this Highway Services have recommended a condition that the loading bay remain unobstructed for loading and unloading purposes only.
6.2 The MUA have also commented on the application, the existing LV cable runs through the length of the proposed loading bay as it did under PA 17/00632/B. The proposed extension to the unit now requires an additional length of the cable being re-directed outside of the footprint of the proposed building. This diverted LV cable route has been detailed on a revised drawing submitted on 14/08/2018, this diverted route was considered acceptable to MUA and confirmed in their comments received on 15/10/2018. - 6.3 Given the close proximity of trees running along the boundary and adjacent to the siting of the new structure it was sought to ascertain comments from DEFA Arboricultural Officer who indicated that the existing trees are non-native conifers and likely to become unsuitable to the general setting of the site in the next 10 years. These trees are growing tight up against the blue fence boundary and close to route where the proposed diverted cable is to run, while there could be impacts to the health and structural conditions of these trees through the carrying out of ground works it is not considered that this or the subsequent loss of the trees along here would result in such a visual harm from within the industrial estate as to refuse the application on this basis. - 6.4 The proposal does not propose to remove any of these trees, so should the applicant wish to remove any of these in the future a felling license would be required. Should mitigation planting be considered necessary this can be added by the DEFA Arboricultural Officer by condition on the separate license.
7.1 There are to be no significant impacts on highway safety or MUA cable services as a result of the larger covered loading bay proposed here. To ensure that the on-site parking is not impacted through the development or displaced parking of loading vehicles it is recommended that a condition be added as per Highway Services recommendation that the loading bay remain at all times available for loading and unloading purposes only. - 8.0 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:
8.2 The decision-maker must determine:
8.3 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.
I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Determining officer
Signed : S BUTLER Stephen Butler Head of Development Management
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