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| Application No.: | 13/91404/A |
| Applicant: | Haven Homes Ltd |
| Proposal: | Approval in principle for the demolition of existing gas storage facility and erection of 11 light industrial units and associated parking |
| Site Address: | Bulk Gas Storage Installation |
| Balthane Industrial Estate | |
| Balthane | |
| Ballasalla | |
| Isle Of Man | |
| IM9 2AG |
1.1 The application site is the curtilage of the former Bulk Gas Storage Installation, Balthane Industrial Estate, Balthane, Ballasalla located to the south of the Balthane Road and west of JCK Recycling Yard. It should also be noted to the south of the site is a single storey pair of semi-detached properties. One of properties is a residential bungalow, the other property is used as offices.
2.1 The application seeks approval in principle for the demolition of existing gas storage facility and erection of 11 light industrial units and associated parking. The eleven units shown vary in size from;
2.2 A total of 53 car parking spaces would be available throughout the site which has also been indicated on the indicative plan.
3.1 The following previous planning application is considered to be specifically material in the assessment of the current application:
3.2 Approval in principle for erection of light industrial units, land adjacent to The Court, Balthane Industrial Estate, Malew - 99/00394/A - REFUSED. This application only relates to the southern section of the site, not the whole site which is currently under consideration.
3.3 Installation of 2 no. additional 24 tonne LPG storage tanks, gas tank compound - 96/00020/B – APPROVED
3.4 Installation of two storage tanks - 88/00792/B - APPROVED
| Case Officer: | Mr Chris Balmer |
| Photo Taken: | 16.12.2013 |
| Site Visit: | 16.12.2013 |
| Expected Decision Level: | Planning Committee |
4.1 The application site is within an area zoned as "Industrial" identified on the Area Plan for the South (1st March 2013). Given the nature of the application it is appropriate to consider General Policy 2 and Business Policy 5 of the Isle of Man Strategic Plan (20th June 2007). 4.2 General Policy 2 states: "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." 4.3 Business Policy 5 states: "On land zoned for industrial use, permission will be given only for industrial development or for storage and distribution; retailing will not be permitted except where either: a) The items to be sold could not reasonably be sold from a town centre location because of their size or nature; or b) The items to be sold are produced on the site and their sale could not reasonably be severed from the overall business; And, in respect of a) or b), where it can be demonstrated that the sales would not detract from the vitality and viability of the appropriate town centre shopping area." 4.4 Appendix Seven of the Strategic Plan sets out the parking standards to be applied to new development which states that light industrial, storage and distribution should have one space per 30 square metres nett floor space. 4.5 The Area Plan for the South specifically comments on Balthane Industrial Estate and states the following: "The Balthane Industrial Estate is located just south of Ballasalla Village. The Estate is used by a mix of businesses but incremental development, poor maintenance of buildings, roads and footways, has over the years, resulted in the Estate appearing neglected and unattractive in many parts giving a poor impression to the public, customers and businesses alike. It is recognised that the Estate is home to some uses which are essential to support the Island and also that there is scope for the general appearance and access to the Estate to be improved. There is considerable land available at Balthane which was first identified on the
1982 Development Order. It has been deemed appropriate to carry forward this designation into the Area Plan but there is a need to secure improvement works on the Estate." 4.6 The following planning policies within the Area Plan for the South is also relevant for consideration: 4.7 Employment Recommendation 1 states: "It is recommended that the Department of Infrastructure, the Department of Economic Development and Malew Parish Commissioners work collaboratively to produce 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."
5.1 DOI Highways Division has no objection. 5.2 Malew Commissioners do not object (14.02.2014) and do not object, but would suggest the inclusion of a future landscaping scheme (20.12.13). 5.3 The Isle of Man Water and Sewerage Authority have no objection but will require the applicant to submit full details of the drainage layout for the industrial units to the Authority prior to submitting any detailed planning application. 5.4 Manx Electricity Authority advises that the applicant contact them before commencing works.
6.1 The application seeks approval for the erection of eleven light industrial units. The main issues to consider in the assessment of the application are land use, impact upon the street scene, parking provision and impact upon the amenities of the neighbouring properties. 6.2 The application is for the development of a building to provide eleven light industrial units; therefore the proposed development complies with the land use zoning as designated by the Area Plan for the South. Furthermore, the site is a brownfield site, having being used for industrial purposes previously. Accordingly, it is considered the principle of re-developing this site for light industrial purposes is appropriate. 6.3 In relation to the impact upon the street scene, the application is only in principle and therefore there are no detail plans showing the detailed design of the units. However, a site plan has been provided which shows how the units could be sited. The proposal would result in the loss of some existing landscaping which fronts onto the main highway, although this is not maintained currently and does not add especially to the visual amenities of the industrial estate. The submitted layout would result in the frontage of the site being hard surfaced to be utilised for parking. Whilst this is not beneficial to the street scene, this layout is very common within the industrial estate and similar arrangement has recently been approved nearby (13/00197/B). Overall, it is considered an arrangement of units as shown would be appropriate for the site, and would potentially not unduly affect the visual amenities of the street scene. 6.4 In relation to parking provision within the site, the eleven light industrial units equate to a total floor area of 1,543 square metres. Therefore, a requirement of 51 (1543/30=51.4) spaces is required. The submission shows a total of 53 spaces therefore complying with the parking standard requirements of the IOM Strategic Plan. There was initial concern of the layout of these spaces, some of which would have been located immediate adjacent to the main entrances of the units (i.e. parked vehicles would have blocked access to each unit). However, an amended plan has been submitted which overcomes this initial concern. The
Highway Division have considered the scheme in terms of parking standards, manoeuvrability of vehicles within the site and highway safety matters and have no objection to the proposal. 6.5 The final issue to consider relates to the potential impact upon the amenities of the neighbouring property, namely the residential property 'The Court' which is a single storey bungalow located 20.8 metres to the southeast of the proposed unit 4. This unit would be the unit which would most affect the amenities of the occupants of this property. As indicated previously there are no detail designs of the proposed units, so a full assessment cannot be made at this stage. However, it is considered the scheme as shown, with unit four siting, distance and directly facing the gable end of the property, it is considered this would not significantly affect the residential amenities (loss of light and/or overbearing impact) to warrant a refusal. However, a full assessment will be made at any future Reserved Matters stage.
7.1 For the reasons outlined above it is considered that the planning application is in accordance with General Policy 2 and Business Policy 5 of the Isle of Man Strategic Plan 2007 and the Area Plan for the South, and it is therefore recommended that the planning application be approved.
8.1 It is considered that the following meet the criteria of Town and Country Planning (Development Procedure) Order 2013, paragraph 6 (4) and should be afforded interested party status:
Malew Commissioners DOI Highway Division 8.2 It is considered that the following meet the criteria of Town and Country Planning (Development Procedure) Order 2013, paragraph 6 (4) and should be afforded interested party status:
Manx Electricity Authority The Isle of Man Water and Sewerage Authority
Recommended Decision: Permitted
Date of 19.03.2014
Recommendation:
Conditions and Notes for Approval / Reasons and Notes for Refusal
N : Notes attached to conditions R : Reasons for refusal
C 1.
Approval of the details of siting, design, external appearance of the building[s], internal layout, means of access, landscaping of the site (hereinafter called "the reserved matters") shall be obtained from the Planning Authority in writing before any development is commenced.
C 2. The application for approval of the reserved matters shall be made to the Planning Authority before the expiration of two years from the date of this permission.
C 3. The development to which this permission relates shall begin within 4 years of the date of this permission or within two years of the final approval of the reserved matters, whichever is the later.
C 4. Approval is hereby given for the units to be used for either general industrial, light industrial and/or storage and distribution.
N 1. The applicant is advised to discuss the drainage arrangements with the Isle of Man Water and Sewerage Authority prior to making a reserved matters application.
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the appropriate delegated authority.
Decision Made: ..................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................
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