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Application No.: 16/01177/B Applicant: Jason Griffiths Motorcycles Limited Proposal: Conversion of existing unit to provide motorcycle sales and repairs involving alterations and replacement of existing window and roller door with doorway and shopfront and installation of a mezzanine floor. Site Address: Unit F3 Harcourt Drive Balthane Ballasalla Isle Of Man IM9 2AL Case Officer : Miss Lucy Kinrade Photo Taken: 08.12.2016 Site Visit: 08.12.2016 Expected Decision Level: Officer Delegation
1.0 THE SITE - 1.1 The site is the curtilage of an existing industrial building situated on the north-western side of the Balthane Industrial Estate, Ballasalla. Unit F3 is a single storey metal profiled unit currently in use by an engineering company. The ground floor consists predominantly of a large ground floor workshop area but is abutted on the south west elevation by a small area including toilet and staff room provisions and office space. - 1.2 On the existing south-west elevation of the unit are two existing windows to the existing office and staff areas on the left hand side and an existing window, garage door and single door access on the right hand side. - 1.3 On the south-east elevation there is an existing single door on the left hand side and a single door and garage door on the right hand side. These provide access into the main internal workshop floor space. - 1.4 There is also an existing smaller single storey industrial store unit running along the southeast boundary that was granted full planning approval in 1989 under PA 89/01304/B this unit has garage door access at each end to allow access to the storage space within. - 1.5 The applicant, Jason Griffiths Motorcycles Limited currently operates in a nearby unit Optical House, Balthane Industrial Estate.
2.0 PROPOSAL - 2.1 The current planning application looks to convert the current use of Unit F3 from engineering works to the sale and repair of motorcycles to allow for the accommodation and relocation of Jason Griffiths Motorcycles Limited. - 2.2 The application proposes to erect a 9.5m x 19.5m mezzanine above the existing ground floor of the existing building. The mezzanine will have a set of stairs at each end providing internal access from the ground floor.
2.3 The application also seeks approval for the alteration to the south-west elevation. This includes the removal the existing window on the left hand side and its replacement with a new shop entrance door with glazed side panels to each side and to remove the existing garage door and replace it with a large shop display window. - 2.4 Included within the application is also the installation of signage boards and overhead lighting to be fitted above the proposed entrance and shop window, but it is considered that both these elements should be addressed under their own separate application. - 2.5 The smaller unit is proposed to be used as a workshop and repairs area in association with the main unit but there are no proposed external alterations.
3.0 PLANNING HISTORY - 3.1 There have been two previous planning applications for the site, PA 89/00447/B for the erection of light industrial factory unit which was granted full approval in 1989 and PA 89/01304/B for the erection of store building which was also granted full approval in 1989. - 3.2 There has also been one application for adjacent building Optical House PA 11/00970/C where the applicant secured full planning for the change of use of existing office/workshop to allow the repair and sale of motorcycles and accessories.
4.0 PLANNING POLICY - 4.1 The site lies within an area designated as "Industrial" on the Area Plan for the South 2013; as such the most important policy to consider in the determination of this application is General Policy 2 of the Isle of Man Strategic Plan 2016. - 4.2 The IOM Strategic Plan also contains policies which provide guidance as to where industrial and retail developments are best located, these state: - 4.3 "9.2.6 Since the adoption of the Braddan Local Plan in 1991, pressure has been growing for the inclusion within industrial areas of a variety of retail-related uses, with some applications being successful. Those which have been successful have generally fallen into one of the following two categories:
However, there are good reasons not only for directing most retail uses to town centre locations but also for reserving industrial land for its designated purpose. It is important to ensure that sufficient suitable land is available for industrial development. In any case, most industrial estates are unsuitable as environments for shoppers. The following policy is therefore appropriate:
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:
4.5 "9.2.7 Where industrial development is proposed, it is essential that all parking and manoeuvring by vehicles which will be generated by the use of the site can be accommodated within the site and off the highway. This is particularly important within industrial estates where lack of parking and manoeuvring space can create significant difficulties for other estate users, particularly where the use of large and articulated vehicles is involved. Where mezzanine levels are proposed after a building has been completed, the Department may require more parking space to accommodate the additional traffic which would be generated. The standards of parking provision which will be required are set out in Appendix 7." - 4.6 Appendix 7 - Industry
"A.7.3 Where industrial development is proposed, it is essential that all parking and manoeuvring by vehicles which will be generated by the use of the site can be accommodated within the site and off the highway. This is particularly important within industrial estates where the lack of parking and manoeuvring space can create significant difficulties for other estate users, particularly where the use of large and articulated vehicles is involved. It is essential therefore that any applications for industrial development can demonstrate that there is sufficient off street parking provided within the application. A general policy of one space per 50 square metres of nett will be required with additional space for manoeuvring where larger vehicles may be using the site, although an increased standard may be needed for uses which generate a high level of traffic, including light industrial and research and development businesses. Storage and distribution is generally less labour intensive and will require one space per 100 square metres. Where mezzanine levels are proposed after the buildings have been completed, the Department may require additional car parking if additional levels of use would result from the additional space proposed."
5.0 REPRESENTATIONS - 5.1 Department of Infrastructure commented on the application stating that "the proposal is to relocate an existing business within Balthane Industrial Estate. The sites are of similar sizes with parking and servicing space available. Highway Services do not oppose this application (11/11/2016). - 5.2 Malew Parish Commissioners have indicated that they do not have an objection to the current planning application (03/11/2016).
6.0 ASSESSMENT - 6.1 In 2011 planning permission was granted for the use of Optical House as a motorcycle sales and repair unit. This unit is on land with the same designation as "industrial" as the application site in this case. Within the Strategic Plan 2016 there are several policies which set out guidelines for the use of industrial land for the sale of motor vehicles and such items that would not be viable or easily sold from a town centre location. - 6.2 It is considered that in this case the sale of motorcycles may not always be reasonable within a public local high street due to their size and nature, and that their sale from an out of town industrial estate would be more practical. In terms of Business Policy 5 it is not expected that the proposed use of Unit F3 will detract from the vitality and viability of the appropriate town centre shopping areas. - 6.3 The proposed mezzanine level of the unit shall provide an area for the sale of specific motorcycle related clothing and equipment, although these are perhaps more of a high street retail element it is considered that these are directly associated to the proposed primary use of the building and therefore seen to be acceptable. - 6.4 The current existence of the applicant within adjacent unit Optical House has proven to be successful in its operation and management of parking. Although the introduction of a mezzanine level increases the total useable floor area of the unit it is considered that the provision of 3 designated customer parking bays at the front of the unit will be adequate for the day to day
7.0 RECOMMENDATION - 7.1 The application is recommended for approval subject to the same condition regarding the nature of goods sold as was applied in the case of Optical House.
8.0 PARTY STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:
With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.
Recommendation Recommended Decision: Permitted Date of Recommendation: 19.12.2016 Conditions and Notes for Approval: 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: the site is not within a town centre or area designated as Retail and as such, the nature of goods sold must be appropriately restricted.
N 1. For the removal of doubt this approval does not give permission for the installation of signage or external lighting and that these elements should be addressed in a further application under the Advertisement Regulations 2013.
This approval relates to drawing number SM16/390/1 date stamped and received 17/10/2016 and drawing number SM16/390/2 date stamped and received 14/12/2016.
I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted Date: 22.12.2016 Determining officer
Signed : S CORLETT Sarah Corlett Senior Planning Officer
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