DEC Officer Report

Application No.: 19/00062/B Applicant: E B Holdings Ltd Proposal: Conversion of building from a coach depot to create three industrial units and erection of security fencing Site Address: Ballasalla Airport Garage Douglas Road Ballasalla Isle Of Man IM9 2AN Principal Planner: Miss S E Corlett Photo Taken: 11.02.2019 Site Visit: 11.02.2019 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 25.02.2019 _________________________________________________________________

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.

Plans/Drawings/Information;

This decision relates to the two drawings reference EBH-19-01 and drawing EBH-19-02 all received on 23rd January, 2019. _______________________________________________________________ Interested Person Status – Additional Persons none _____________________________________________________________________________ Officer’s Report THE SITE

1.1 The site is the curtilage of an existing industrial building which sits to the rear of the Airport Garage fuel filling station and grocery store, situated on the south eastern side of the A5

• between Ballasalla and Castletown, to the north of the Airport. The garage and industrial unit share the same means of access onto the main road with an in and out arrangement for traffic entering on the Ballasalla side and exiting on the Castletown side. The access to the Ballasalla side is wider (around 4m) than that to the Castletown side (nearer 3m).
• 1.2 The industrial building has permission and was most recently used as a depot for the parking and servicing of coaches including the use of the site as an operating centre therefor.
• 1.3 Access from the site onto the main road is a little confusing for users as there appears to be access points on both sides of the totem sign in front of the forecourt and fuel pumps.
• 1.4 The existing building is not particularly attractive and is presently unused with Heras style fencing preventing access around the building and to the parking area at the rear. THE PROPOSAL

2.1 Proposed are works to the building including the installation of a roller shutter door and pedestrian door in the south western elevation, the internal subdivision of the building into three units and its use for industrial purposes. PLANNING POLICY - 3.1 The site lies within an area designated on the Area Plan for the South (2013) as Industry.

3.2 As the application is for industrial use of the site, General Policy 2 is 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 spaces 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 unacceptable effect on road safety or traffic flows on the local highways."

PLANNING HISTORY

4.1 The site has been subject to a number of applications for alterations and changes of use on this site, including the applications for the creation of the coach depot (04/01278/B and 08/01606/B), none of which is particularly relevant to the current application. REPRESENTATIONS - 5.1 Malew Parish Commissioners indicate that they have no objection (06.02.19). ASSESSMENT - 6.1 The works will result in very little physical change to the building and those small changes will not materially affect its appearance or character. The use of the building for industrial purposes will not generate significantly more or different traffic or parking requirements compared with the coming and going of coaches and there is plenty of space for the requisite number of vehicles (10.5) to be accommodated and in which they can manoeuvre.

6.2 Access to and from the main road is relatively good with space to separate the movement of people and vehicles associated with the fuel filling station and the shop from that with the industrial land behind. Access onto the main road offers good visibility in both directions whether the waiting vehicle is on the Castletown or the Ballasalla side of the totem sign.

• CONCLUSION
• 7.1 The proposal is in accordance with the relevant Area Plan policies and is supported. INTERESTED PERSON STATUS
• 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 Article 6(4), 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. 8.2 The decision maker must determine:

• o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and
• o whether there are other persons to those listed in Article 6(4) who should be given Interested Person Status.

I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date: 27.02.2019 Determining officer

Signed : C BALMER Chris Balmer Principal Planner

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