Case Officer: Miss S E Corlett Photo Taken: Site Visit: Expected Decision Level: Planning Committee
Officer's Report
THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE AT THE REQUEST OF A PLANNING COMMITTEE MEMBER
The Site
The site is a rectangular shaped site, approximately 0.5 ha in size, situated to the north east of the Balthane estate road, close to the entrance with the A5 Douglas Road. The estate road turns off to this site, providing access to a recently constructed group of industrial buildings (see Planning History) which sits opposite a new commercial car sales garage (First Choice Autos - Athol Garage). The estate road extends in a fully made up form past the application site to a drainage facility (approved under PA 04/2180). The surface water system lies within the land on the northern side of the estate road.
The land is slightly lower than that on which the existing industrial units to the west are situated.
The Proposal
Proposed is the erection of new industrial units, access and parking. There is to be a grass strip all the way around the site, the eastern edge accommodating the relocated 150mm foul sewer which will be 3m clear of any construction.
The buildings are to be like the existing buildings to the west - three blocks of similar buildings, each 400mm lower than the one to the west. The buildings will be 6.5m high, clad in powder coated metal cladding above 2.1m high blockwork with grey finish and a sheeted roof all to match the existing units to the west. The buildings have roller shutter doors in roughly the same positions. Building D in the centre is a double depth and has frontages to the west and east with parking spaces alongside. The internal eaves height is 5m.
In total there is to be 2136 sq m of floor gross floor area and 50 car parking spaces provided directly in front of each building. The scheme is to provide a range of units in terms of size - five each of the following floor areas - 70 sq m, 93 sq m 125 sq m and 140 sq m.
PLANNING STATUS AND POLICY
Application No.:
12/00062/B
Applicant:
Dandara Commercial Ltd
Proposal:
Erection of 20 industrial units (including storage and distribution) (amendment to approved PA 04/00024/B) with access, parking and drainage infrastructure
Site Address:
Land Adjacent To New Units
Balthane Industrial Estate
Balthane
Ballasalla
Isle Of Man
The site lies within an area of Proposed Predominantly Industrial Use on the Town and Country Planning (Development Plan) Order 1982 and as Industry on the draft Southern Area Plan. Employment Proposal 1 states: "All industrial uses, other than small scale light industrial uses capable of being located within the Mixed Use areas or those uses deemed appropriate by Strategic Plan Business Policy 7, will be located on the industrial Estate at Balthane and where appropriate Ronaldsway and the Freeport". Also Employment Recommendation 1 states: It is recommended that the Department of Infrastructure, the Department of Economic Development and Malew Parish Commissioners work collaboratively to provide a strategy for improvements at Balthane Industrial Estate. This will include general environmental improvements, and also improvements in respect of access, lighting and infrastructure in an effort to ensure that the Estate is an attractive place for both users and customers".
As the proposed use is compatible with the land use designation, the provisions of General Policy 2 are applicable, in particular the following:
"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:
b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the space around them; c) does not affect adversely the character of the surrounding landscape or townscape; g) does not affect adversely the amenity of local residents or the character of the locality; h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; i) does not have an adverse effect on road safety or traffic flows on the local highways; k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan."
Planning History
Planning permission has been granted for the development of industrial units on this site. PA 04/0024 proposed 56 starter units and associated car parking and access and of these, the existing units to the west represent 12 of these. The remaining units were four blocks of 6 units each with 140 sq and four blocks each of 5 units with 186 sq m. The current application site leaves space for the other half of the originally approved scheme to be built although some alteration to the layout would be required. The approved and built units together with those now proposed amount to half of the 2004 scheme area.
The existing units have been the subject of three applications for alterations - additional lights and two mezzanine levels.
Representations
Malew Parish Commissioners indicate that they do not oppose the application.
The Manx Electricity Authority comment that there are underground or overhead electricity supplies on or near the site and seek consultation in this respect. These supplies are not overhead supplies which would affect the development and as such this is not a material planning consideration and should not be referred to in the planning decision notice.
Assessment
The proposed development is compatible with the zoning on the adopted and proposed land use plan and with the existing units immediately to the west. The parking to be provided complies with the required standard of one space per 50 sq m gross of floor space for general industrial floor space. The units would be similar to the existing units alongside and there would be no adverse impact from the proposal. As such, it is recommended for approval.
Party Status
The local authority is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status.
The Manx Electricity Authority does not raise material planning considerations and as such should not be afforded party status in this case.
Recommendation
Recommended Decision: Permitted
Date of Recommendation: 17.02.2012
Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
: Notes attached to refusals
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 industrial units as shown in drawings reference APL00, APL01, APL02, APL03 AND APL04 all received on 17th January, 2012, and APL/201 A received on 7th February 2012.
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 : _________________ Committed Meeting Date : 05/03/12
