Officer Report

Application No.: 17/00325/B Applicant: Dandara Commercial Limited Proposal: Erection of block of 12 industrial units (revision to approved PA 12/00062/B) Site Address: Land Adjacent To Block C Balthane Park Balthane Road Ballasalla Isle of Man Case Officer : Miss S E Corlett Expected Decision Level: Officer Delegation

Officer’s Report THE SITE

1.1 The site is an as yet undeveloped plot of industrial land situated to the north east of the Balthane estate road and amongst existing and approved industrial units. What exists and what has approval is similar in layout and appearance - modern sheet-clad buildings with dark grey lower external walls and lighter grey higher walling and roofing with a variety of windows in the ground and first floors and various pedestrian and vehicular door openings on the ground floor. - 1.2 Two units remain unbuilt, both with approval under 12/00062/B which also included block C which has been built. The access road serving the area for the remaining undeveloped plots is in place and fenced off from the occupied part of the estate. THE PROPOSAL

2.1 Proposed is the construction of block D largely as previously approved from the outside but with

• a total of 12 rather than 6 individual units within and a corresponding change in windows and doors. The total amount of floor space available in the building is the same as that proposed and approved under 12/00062/B but where previously there were 5 units with 93sq m each and 5 with 70 sq m, there will be 4 with 93 sq m, 2 with 46 sq m, 4 with 70 sq m and 2 with 35 sq m.

2.2 No changes are proposed to the building other than additional vehicular openings on the front elevations. - 2.3 The same amount of parking spaces are proposed but with a slight re-arrangement of their layout relative to the new door openings.

PLANNING POLICY

3.1 The site lies within an area designated on the Area Plan for the South as Industrial. As the proposal is for an industrial use, the general standards of development set out in General Policy 2 are applicable as follows:

"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

4.1 Planning approval was granted for industrial development here under 04/00024/B and since then there have been various applications to alter the form and appearance of the units and one to change their use (to domestic storage and office - 16/00378/B). REPRESENTATIONS - 5.1 Malew Parish Commissioners have no objection (06.04.17).

5.2 Highway Services have no objection subject to the imposition of the following condition:

1. Prior to the occupation of any building the car parking and manoeuvring areas shall be provided and remain free from obstruction thereafter. Reason: To ensure that the strategic plan car parking standards are met in the interest of highway safety (21.04.17).

ASSESSMENT

6.1 The siting, use, appearance and size of the building has not changed from what was approved and as the same amount of floor space is proposed as is the same amount of car parking, there is no issue with these elements of the scheme.

6.2 Whilst the unit is now being subdivided into more, smaller ones, there is no reason why this form of development is less acceptable than others, in fact, in providing a variety of unit sizes, this is likely to attract a wider range of users.

6.3 No condition regarding use was attached to the previous approval so none is proposed here. - 6.4 The application is recommended for approval.

INTERESTED PERSON STATUS

7.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:

• (a) The applicant, or if there is one, the applicant’s agent;
• (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested;
• (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material
• (d) Highway Services Division of Department of Infrastructure and
• (e) The local authority in whose district the land the subject of the application is situated.

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: 25.04.2017

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.

• C 2. Prior to the occupation of any building the car parking and manoeuvring areas shall be provided and remain free from obstruction thereafter and remain available to the users of the corresponding industrial unit.

Reason: To ensure that the strategic plan car parking standards are met in the interest of highway safety.

This approval relates to drawings APL20, APL23 and APL21 all received on 22nd March, 2017.

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: 05.05.2017 Determining officer

Signed : C BALMER Chris Balmer Senior Planning Officer

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