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Application No.: 17/00189/B Applicant: Ellipse Limited Proposal: Alterations to facilitate change of use of existing furniture showroom to motor vehicle body repair/mechanical workshop Site Address: Bays 9, 10, 11 Old Quarry Douglas Head Industrial Estate Douglas Isle Of Man IM1 5BF Case Officer : Mr Jason Singleton Photo Taken: 06.03.2017 Site Visit: 06.03.2017 Expected Decision Level: Officer Delegation
Officer’s Report APPLICATION SITE
1.1 The application site is within an area of industrial units, defined in red on the attached drawing labelled bays 9, 10 and 11 located to the south west of the site. The industrial area is accessed to the south off the Fort Anne Road. - 1.2 The industrial estate is fairly small with a collection of commercial buildings and a large area of car parking is provided, some of which is formally laid out. The area is characterised by large portal framed commercial units sub-divided into smaller units or bay which are currently operating as;
1&2 - Ivy Classic car sales 3&4 - Empty and advertised 'to let' 5&6 - Mechanical Workshop
7&8 - Ace Carpets 9-11 - Application site To the west of the site is a large commercial building occupied by Magnet Kitchens.
2.1 Proposed is the change of use of Bays 9, 10 & 11 from a furniture retail outlet to a motor vehicle body repair and mechanical workshop with more than 9 parking spaces provided at the front of the unit. - 2.2 There are no external works being proposed in this application, only some internal alterations to suit the new business use. The agent notes the approximate floor areas for parking assessment - workshop / internal vehicle parking giving 337.5sq m with 300sq m of storage. PLANNING HISTORY
3.1 05/01867/B - Sub-division of unit 1 to create a self-contained motor vehicle repair workshop in bays 5 and 6. Approved. - 3.2 05/00774/B - Alterations and sub-division of existing industrial unit. Refused, on the grounds of insufficient information establishing the proposed uses and the use and allocation of parking spaces.
3.3 05/ 00768/C - Change of use from industrial to retail car sales and car repairs. Refused. DEVELOPMENT PLAN POLICIES
4.1 In terms of local plan policy, the site is within an area zoned on the Douglas Local Plan as "Light Industrial". With this in mind, and given the nature of the works proposed, there are two policies relevant for consideration in the Strategic Plan. - 4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains two policies that are considered specifically material to the assessment of this current planning application. - 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 Transport Policy 7: The Department will require that in all new development, parking provision must be in accordance with the Department's current standards. Transport Policy 7 requires that new development should ensure parking standards are met. For general industrial, this requires that 1 parking space per 50sqm of floor space be provided - Unit 9-11, at just under 432sqm (18m x 24m), would therefore require 9 parking spaces, which are identified. REPRESENTATIONS
5.1 Douglas Borough Council has no objection (14/03/17) - 5.2 Highways Services have commented and confirm there is no Highways Involvement in the proposal (17/03/17) ASSESMENT
6.1 The application seeks approval for the change of use of the three bays from a furniture outlet to a motor vehicle repair and mechanical workshop. The main issues to consider in the assessment of this application are the principles of the use, and; the impact upon the character of the area and the neighbouring properties. - 6.2 The level and scale of development proposed within this planning application are considered to be relatively modest and not judged to cause harm to the appearance of the main building or considered to harm the character and quality of the industrial estate and wider surrounding area. The change of use of the building whilst not readily visible from the street scene, would be of a comparable use to the surrounding units currently occupied by Automotive engineering of sorts. As such the proposal is deemed acceptable. RECOMMENDATION
7.1 Overall, it is concluded that the planning application is in accordance with aforementioned General Policies of the Isle of Man Strategic Plan 2016 and is recommended for approval. INTERESTED PERSON STATUS - 8.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure)(No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application:
Recommendation Recommended Decision: Permitted Date of Recommendation: 27.03.2017 Conditions and Notes for Approval: 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 drawings submitted on 16th February 2017, referenced 1, 2, 3 and 4.
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: 28.03.2017 Determining officer
Signed : S CORLETT Sarah Corlett Senior Planning Officer
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