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| Application No.: | 13/91470/B |
| Applicant: | Waddicar Investments Limited |
| Proposal: | Erection of an industrial building |
| Site Address: | Site Adjacent To Optical House Harcourt Drive Balthane Industrial Estate Ballasalla Isle Of Man IM9 2AG |
1.1 The site is a parcel of undeveloped land which lies immediately to the west of a motorcycle sales and repair outlet (Jason Griffiths) which both lie on the northern side of the estate road within Balthane Industrial Estate. The site is 25m by 50m.
2.1 Proposed is the erection of an L shaped building which will be, at its widest, 22.4m and at its longest, 42m. The building will be divided into five units, four will have an internal floor area of 83 sq m and the largest 256 sq m. The smaller units are to be used as general industrial and the larger unit for storage and distribution.
2.2 Nine parking spaces with dimensions of 2.5m by 5m. Space for vehicular turning is also provided.
3.1 The site lies within an area designated on the Southern Area Plan as Industrial. The Written Statement which accompanies the Plan refers to Balthane as follows: "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." There is also a recommendation, Employment recommendation 1: Employment Recommendation 1: 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."
| Case Officer : | Miss S E Corlett |
| Photo Taken : | 08.01.2014 |
| Site Visit : | 08.01.2014 |
| Expected Decision Level : | Officer Delegation |
3.2 As the proposed development is in accordance with the land use designation, the provisions of General Policy 2 are considered applicable: "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 space 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 adverse 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; I) 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." 3.3 Appendix Seven of the Strategic Plan sets out the parking standards to be applied to new development which states that general industrial development should have one space per 50 sq m gross floor space and storage and distribution should have one space per 100 sq m of gross floor space. This would result in a total of nine spaces being required.
4.1 Planning approval was granted for the erection of an industrial building under PA 09/01323. This was not implemented. This proposed a single building with 642 sq m and eight parking spaces. 4.2 Previously approval was granted for the part demolition of the building on the site and the development of a new building on the plot alongside - PA 95/00784.
5.1 Malew Parish Commissioners indicate that they do not oppose the application. 5.2 MEA indicates that they wish to have consultation regarding the provision of electricity supplies to the building. 5.3 The Highways section indicates that they have no objection to the application, following discussions with the applicant regarding parking spaces.
6.1 The development of the site is to be welcomed as it will both tidy the site in accordance with the ambitions of the Southern Area Plan as well as introducing additional activity and investment for the estate. The issues in this case are whether the proposed development is
acceptable visually and if the provisions for access and car parking are in accordance with the Strategic Plan policies. 6.2 The building will occupy a lot of the site but in the absence of a prevailing spacious or landscaped theme for the estate, it is considered that this represents an efficient use of the site, reflected in Strategic Policy 1. 6.3 The highway authority has indicated that it is content with the parking provision as proposed. 6.4 As such, the development is considered to be appropriate and in accordance with the relevant policies and is recommended for approval.
7.1 The local authority, Malew Parish Commissioners are, by virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, paragraph 6 (4) (e), considered "interested persons" and as such should be afforded party status. 7.2 The Highway Authority is granted interested party status under the Town and Country Planning (Development Procedure) (No 2) Order 2013 paragraph 6 (4) d. 7.3 MEA does not raise material planning considerations and as such should not be afforded party status in this case.
Recommended Decision: Permitted
Date of 21.03.2014 Recommendation:
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This approval relates to the erection of an industrial building and associated parking and turning facilities all as shown in drawings WL/13/1291/2A and WL/13/1291/1B both received on 4th February, 2014 and WL/13/1291/3 received on 12th December, 2013.
C 3. The largest unit may be used only for storage purposes: the remainder of the units hereby approved may be used for storage or for industrial purposes.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.
Decision Made : Permitted Date : 26/3/14
Signed : ... Chris Balmer Senior Planning Officer
Signed : ... Michael Gallagher Director of Planning and Building Control
Signed : ... Jennifer Chance Development Control Manager
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