9 May 2012 · Committee
Office Workshop & Premises, Peel Road, Braddan, Douglas, Isle Of Man, IM4 4le
The application sought permission to erect 19 industrial units totalling 2,113 sq m for general industrial and storage/distribution use, with associated external works and drainage, on a site between Braddan Church and Snugborough Trading Estate. The site slopes around 4.5m down from Peel Road to the River Dhoo, with an existing office building at the front and old sheds and containers on the lower plateau near the riverbank. This revised application addressed that reason for refusal by providing parking that accords with the required ratio of one space per 50 sq m for general industrial use, with additional spaces available in front of each unit's access doors. The site is identified as industrial in the 1991 Local Plan, and the development was found to sit outside the 8-metre watercourse buffer required by Environment Policy 7, removing the principal environmental concern raised by the Department of Environment, Food and Agriculture.
The development fell outside the 8-metre watercourse buffer, so Environment Policy 7 restrictions did not apply. Eleven conditions were attached, including restrictions on operating hours to Monday to Saturday only.
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
General Policy 2: 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: (a) is in accordance with the design brief in the Area Plan where there is such a brief; (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (c) does not affect adversely the character of the surrounding landscape or townscape; (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; (e) does not affect adversely public views of the sea; (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; (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 unacceptable effect on road safety or traffic flows on the local highways; (j) can be provided with all necessary services; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption. 6.3 Development outside of areas zoned for development
Condition 1
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Condition 2
This permission relates to the erection of industrial units with associated parking and access all as shown in drawings 101C, 01A, 02A, 01, 107A, 10TS010-01, 03, 110A, 108, 106, 103A, 102A, 104A, 105A all received on 16th March, 2012.
Condition 3
The units may be used for either industrial or storage and distribution purposes.
Condition 4
The external cladding may be only dark green, dark blue, dark grey or dark brown unless otherwise approved in writing by the Planning Authority.
Condition 5
The development hereby approved may not be occupied until such times as the associated car parking and manoeuvring areas have been completed and set out as shown in the approved plans.
Condition 6
All existing trees shown on the site as being retained must, prior to the commencement of any excavation or building work on site, be protected by the erection of protective fencing under the dripline of each tree. During construction no building, storage or excavation may be undertaken within the protected area unless authorised in writing by the Planning Authority.
Condition 7
No development shall take place until full details of a landscaping scheme shall have been submitted to and be approved in writing by the Planning Authority and these works shall be carried out as approved. All planting shall be carried out in accordance with the approved details in the next available planting and seeding seasons. Any tree or shrub which within a period of 5 years from the completion of the landscaping works, is removed, or becomes seriously damaged or diseased shall be replaced in the next planting season with another similar size and species, unless the planning authority gives written consent to any variation.
Condition 8
The buildings shall only be used from Monday to Saturday and no activity or business shall be carried out therein on Sundays or Bank Holidays unless otherwise agreed in writing with the Planning Authority.
Condition 9
Notwithstanding the meaning of development in Section 6 of the Town and Country Planning Act 1999 or any act revoking or re-enacting that Act, no mezzanine floor shall be constructed without a further application for planning permission being submitted and approved.
Condition 10
No items of machinery or any equipment or other goods shall be kept outside of any buildings and all activities shall be undertaken within the buildings unless otherwise agreed in writing with the Planning Authority.
Condition 11
No external lighting shall be installed without the prior approval of the Planning Authority.
