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| Decision | ||
| Appeal |
Re- Development of Former Manx Gas Works Site To Form New Build Warehouse/Storage Facilities & Refurbishment of Existing Offices, Mill Road, Peel, IM5 1AX.
For
I & W Properties Ltd.
July 2014
Kay Associates Ltd Chartered Architects
RECEIVED ON
DEPARTMENT OF INFRASTRUCTURE
1.0 Introduction 2.0 Planning Policy Statement 3.0 Relevant Planning History 4.0 Architect's Design Statement
Appendix A – Existing Photographs
Appendix B – Department of Infrastructure Highway Services Division 'Traffic Survey Summary'
1.1.1 The proposed site, formerly functioning as the Peel Manx Gasworks site, is located on Mill Road in Peel, and is approximately 2718 square metres, (0.67 acres or 0.27 hectares), as indicated on the application drawings by a red line boundary.
1.1.2 An adjacent area of the site, located to the north of the application site, as indicated on the application drawings by a blue line boundary, is also under the applicant’s ownership and is the subject of a separate and concurrent application.
1.1.3 This brownfield site is situated on the edge of Peel Conservation Area opposite the rear of the ‘House of Manannan’ museum in an area characterised by warehouses, ship’s chandlers, food production / processing facilities, and light industrial functions, predominantly associated with the local fishing industry.
1.1.4 There is a steep bank to the south eastern boundary with a change in level of between ten and fourteen metres, (see dwg. nos. K285/P/11-01 & 02 and Appendix A Photograph Nos.1 & 2). This boundary is marked by the rear gardens to the predominantly terrace properties along Patrick Street.
1.1.5 The site is enclosed on its southern boundary by a painted steel fence, beyond which is located a fish processing yard, ship’s chandlers, and light industrial estate.
1.1.6 A random coursed stone wall of approx. 2 metres in height, with cast in-situ concrete coping, and three separate vehicular access points with associated steel gates, along with a random stone / brick wall construction forming the two storey redundant office building, mark the site’s western boundary as immediately adjacent to Mill Road public footpath, (see Appendix A Photograph Nos. 3 & 4).
1.1.7 The site’s northern boundary, adjacent to the rear garden of no.11 Mill Road, and no.15 Mill Road (former Manx Gas showroom) is marked by a stone wall, and timber / concrete post and wire fence respectively, both of which have become rather over grown with shrubs / ivy.
1.1.8 The site currently contains a variety of structures which relate to its former use as a gasworks including: a disused gasometer; masonry / concrete LPG storage vessels, disused pipes, cable baskets, steel railings and bumper guards as well as the redundant and now derelict former office building, (see Appendix Photograph Nos. 5, 6, 7 & 8).
1.1.9 The site is currently accessed via three steel vehicular access gates served from Mill Road, (see Appendix A Photograph Nos. 9 & 10).
2.1 The principle planning policy documents relating to this application site are the Isle of Man Strategic Plan 2007 and the Peel Local Plan Order 1989
2.2 This application site is currently zoned under the Peel Local Plan as 'predominantly industrial' and hence the application site's proposed use as warehouse units is broadly in line with this use class.
2.3 The application use complies with Business Policy 5 of the Strategic Plan: On land zoned for industrial use, permission will be given only for industrial development or for storage and distribution;...
2.4 Paragraph 9.2.2 of the Isle of Man Strategic Plan states that:
Most of the Island's industry is located close to major transportation links...All of these are conveniently accessible to significant pools of labour. In order to minimise excessive transportation of goods and travel for employees, and to promote sustainable development, much of the Island's future industrial development should continue to be concentrated in these locations,...
The application supports this statement in that employment generated from the proposed development would be located within a sustainable location
2.5 Paragraph 9.2.2 of the Isle of Man Strategic Plan also states that:
It will also be appropriate, when formulating Area Plans for our smaller settlements, to make provision for the continued operation of small – scale family businesses, particularly those serving local needs such as garages and builders...
It is the applicant's intention to utilise the storage warehouse units as well as the refurbished offices as storage and administrative accommodation for their own local family operated businesses: GJ Ingham & Son Ltd., a building company based in Peel since 1990, and Apex Ceilings & Partitioning Ltd. a company currently based in Ballacraine.
2.6 Business Policy 2 of the Strategic Plan states:
Land for industrial development should be designated in all parts of the Island, having regard to: (a) scale, which should be appropriate to the area; (b) the availability of public transport links (c) the proximity of labour; and (d) the availability of water, sewage and other utilities
The development proposals as submitted fully accord with this statement in terms of: scale; use class zoning; and sustainability of location.
2.7 The existing self-contained office building adjacent to Mill Road boundary is simply being refurbished and re-used as office accommodation hence no change of use is being applied for.
3.1 'Approval' granted on Review for 'Installation of two mounded LPG storage vessels to replace existing six tanks and two vaporisers to replace existing single vaporiser Planning application number PA 04/01150/B, dated 3rd August 2004
3.1 'Approval' granted for 'Proposed two mounded 20 tonne LPG storage vessels to replace six 2 tonne LPG tanks and two vaporisers to replace one and adjustment to existing gates (comprising amendments to PA 04/01150/B) Planning application number PA 05/00385/B, dated 21st June 2005
During the design process, the applicants architect has carried out consultations with:
Ms. S. Corlett – Dept. of Infrastructure – Senior Planning Officer Mr. K. Almond – Dept. of Infrastructure – Planning & Co-ordination Manager for Highways Services Division
The advice given within these pre-application consultations has been incorporated into the drawings and information which form the basis of this application.
The proposed development involves: the construction of a new build 'Manx Stone' faced warehouse facility containing four separate warehouse units with associated offices at mezzanine level; the refurbishment of an existing stone / brick constructed office building; and construction of associated secured service compound, with parking provision.
The warehouse is located towards the rear of the site with ground levels to the rear bank being excavated and supported via a retaining wall of variable height to suit adjacent ground levels, (see Site Sections B-B, C-C, & D-D, dwg.no. K285/P/11-03 & 04)
The ridge line of the proposed warehouse roof is 8.73 meters high, which is only 250mm higher than the ridge of no.11 Mill Road, (ie the closest existing residential dwelling on Mill Road / Station Road), with the eaves height of the proposed warehouse being 6.08 metres, which again is only 350mm higher than the eaves of this existing neighbouring dwelling.
The front elevation of this proposed warehouse is to be clad in 'Manx Stone' in order to mitigate any potential aesthetic impact on distant / oblique views from Station Place and the nearby areas falling within Peel Conservation Area. The pitched roof is to be clad in polyester powder coated profiled aluminium roofing, in a dark grey colour, again designed to mitigate any potential visual impact when viewed from both Mill Road / Station Road / Station Place, as well as from the rear of the properties located at the elevated position along Patrick Street
It is proposed that the existing office building, (see Appendix A Photograph Nos.4, 7 & 10), will be retained and fully refurbished to current minimum building control standards for office accommodation. The existing access door from Mill Road would be removed and replaced with stone faced cavity wall to match the surrounding wall construction / finish. A new access door and entrance screen would be re-located to the secured service compound side of the property.
In order to enhance natural light and ventilation, two new sash windows would be incorporated onto the ground and first floor southwest elevation, as well as a single window to the ground floor of the northeast elevation, mirroring the existing window at first floor on this elevation. All the existing single glazed windows, as well as these three new windows, would be replaced with double glazed, upvc framed 'heritage style' sliding sash windows.
Full consultation has taken place with the Department of Infrastructure's Highway Division, and a Traffic Survey has been commissioned and carried out by the Department's, Highway Services Division, (see Appendix B). As a direct result of this consultation process and the subsequent survey, the following vehicular access / servicing proposals have been developed, and integrated into, the application, (see dwg. no. K285/P/10-03):
northern approach carriageway and 35 metres to the south approach carriageway.
The remaining site boundaries are secured via the existing combination of painted steel fencing, concrete post and wire fence, as well as masonry walls. New timber fencing and retaining walls form the boundaries to the proposed residential properties on Mill Road, (see separate application).
4.3 Conclusion
These development proposals for a warehouse storage facility, which are to be built to a relatively good standard of design and construction, and of which are generally in line with the current planning policy documents and highway design criteria, seek to re-develop a brown-field site located in a sustainable position in the centre of Peel.
The application proposals intend remediating a currently contaminated and derelict site / property, while providing additional employment and business opportunities within the town centre.
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