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Application No.: 18/00769/B Applicant: Swagelok Ltd Proposal: Erection of an external storage building Site Address: Swagelok Ltd Factory Ballafletcher Road Cronkbourne Douglas Isle of Man IM4 4RA Planning Officer: Miss Lucy Kinrade Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 06.11.2018 _________________________________________________________________
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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
This approval relates to drawing number P-01 date stamped and received 20/07/2018 and additional information received from the agent by email dated 10/09/2018.
_______________________________________________________________ Interested Person Status – Additional Persons
1.0 THE APPLICATION SITE - 1.1 To the north of the site between the building and the main road is an existing loading and unloading area used by lager freight delivery vehicles visiting the site, to the rear of this
area is a small concrete apron approx. 17m long x 10m wide which sits at a level much higher than the existing loading area This hard-standing area is currently occupied by existing oil tanks and for the external storage of skips and general items associated to the operation of the business.
2.0 PROPOSAL - 2.1 The application proposes the erection of a new external covered store within this concrete apron and adjoining the north elevation of the main building. This store is to be approx. 10.5m long and projecting 3.5m outwards from the north elevation. This single storey store is to be finished in painted render and fitted with two small roller shutters on the front elevation.
3.0 PLANNING HISTORY - 3.1 PA 07/01028/B for alterations to the existing building and including extension to the existing car parking and creation of vehicular access and a subsequent application PA 07/02355/B which sought amendment to the earlier application approved in 2008.
4.0 PLANNING POLICY - 4.1 The site lies within an area zones as 'predominantly industrial' of the Braddan Local Plan. General Policy 2 is most relevant in the assessment of the current proposal.
5.0 REPRESENATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only. - 5.1 Braddan Parish Commissioners - No Objection (dated 03/08/2018) - 5.2 DOI Highway Services - DEFER (dated 23/08/2018) o The proposed provides additional industrial floor area of 43sq m. This requires 1 additional parking space being required, aerial images indicate that the storage building is also in an area where parking is currently provided. The agent is required to provide scale plans indicating site parking to demonstrate that there will be no loss of parking as a result of the development. If parking is to be affected, this parking should be provided elsewhere in the site. - 5.3 Additional comments were sought from highways following the receipt of additional information from the agent (photographs and text) and a 2017 aerial image of the site provided by the Officer. No updated comments were received.
6.0 ASSESSMENT - 6.1 The application proposes the erection of an external storage building joining the northern elevation of the main building. The concrete apron on which the proposed store is to sit is currently used for storage purposes and for the oil tanks servicing the main building. The development of a new covered store here would not impact site parking provisions or impact on the turning areas of the adjacent loading bay especially given that the loading bay sits at a level approx. 1m lower than the hardstanding preventing any through traffic. The proposed store is considered to be a minor development which is designed to be in keeping with the general industrial appearance of the main building and surrounding estate. - 6.2 It was sought to ascertain updated comments from Highways with regards to the additional information provided by the agent. No response was received. In assessing the information and evidence provided by agent along with the submission of the application it is not considered that the proposal will result in any loss of parking at the site and that the requirement by Highways to relocate parking is not considered relevant or necessary in this case.
7.1 The application is not considered to impact highway safety or generate and new highway issues and is therefore considered to be acceptable and in compliance with General Policy 2. - 7.2 For the above reasons the application is recommended for approval.
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 Planning Committee must determine:
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.
Decision Made : Permitted Date : 13.11.2018 Determining officer
Signed : S BUTLER Stephen Butler Head of Development Management
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