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The application is before the Planning Committee as it is recommended for approval, but the use is contrary to the Land Use zoning.
The application site represents the curtilage of Unit 21B South Quay Douglas. The existing building is a single storey industrial unit, identified as an area zoned for "Light Industrial Use" on the Douglas Local Plan 1998.
Proposed is the change of use and sub-division of the existing industrial unit into two units, one for storage and management of aircraft spares, and the other as a garage with tyre and exhaust services which would be classed as General Industrial. Also proposed are alterations to the front elevation including the installation of a roller shutter door which would access the storage unit. The applicant has advised that they have 8 parking spaces associated to the garage business which are rented off the landlord, there are also two rented spaces in Middle River parking and are also acquiring a further 3 parking spaces within reasonable distance from the application site. Staff would use the pay and display parking in the Douglas area.
The following previous planning applications are considered relevant in the assessment of the current application:
PA 89/01406/D Erection of advertising sign, Motorfair, South Quay PA 91/04185/C Change of use to car showroom The above applications were permitted. There are a number of similar businesses on South Quay which are operating as vehicle service and repair centres. The existing use of the site is as a joinery workshop and garage.
The application site is located in an area zoned for "Light Industrial Use". The relevant points from General Policy 2, Business Policy 5, Transport Policy 4 and 7 of the Isle of Man Strategic Plan (20th June 2007) should be used in the assessment of the proposal.
Department of Transport Highways and Traffic Division do not oppose the application. They initially indicated that they would require 9 off street parking spaces but latterly note that the company are managing their car parking without adversely affecting the existing on-street parking situation. They note that the introduction of a new access will remove one possibly two parking spaces but this will affect the applicant as much as anyone else. There is disc parking in the layby which applies to all users and waiting is restricted to 90 mins. The application is not likely to have so significant an effect on traffic movements so as to warrant refusal on highway grounds.
Douglas Corporation has no objection with regard to the proposal. Manx Electricity Authority has advised the applicant to contact the authority. 18 South Quay also objects to the proposal on grounds of parking, deliveries and access and safety. The owner/occupier of 3 Douglas Road, Ballabeg wishes to express and interest, and in summary does not object, but raises concerns with regard to traffic congestion, and the proximity of this unit to the roundabout, and also the business operating before planning consent.
The owner/ occupier of 13d South Quay objects to the proposal, the main concerns mentioned are: the proximity of the new garage business to firms of the same nature; also they are concerned as the area is already a place of major congestion.
Both 18 South Quay and 13d South Quay are located within the South Quay Industrial Estate which is to the rear of Murdoch House and Swan House.
Given the nature of the proposed development, it is appropriate to use the following policies to assess the proposal:
General Policy 2 (the following points are considered most relevant):
"(b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;
Transport Policy 4
"The new and existing highways which serve any new development must be designed so as to be capable of accommodating the vehicle and pedestrian journeys generated by that development in a safe and appropriate manner, and in accordance with the environmental objectives of this plan."
Transport Policy 7
"The development will require that in all new development, parking provision must be in accordance with the Department's current standards."
The proposed tyre and exhaust business would be classed as General Industrial and the storage of aircraft spares would be classed as Storage and Distribution as defined by the Use Classes Order. Whilst the area is identified as light industrial in the Douglas Local Plan 1998, the area has many similar uses to the application proposal and it is not considered that the proposed uses would be incompatible or inappropriate in principle. The main points that need addressing are the impact of the proposed development on the character and appearance of the area, and the impact to highway safety.
As mentioned earlier, the application site is in an area zoned as "light industrial" identified on the Douglas Local Plan. In terms of appearance and character, the external alterations are considered to be minor, and would not result in having a detrimental impact to the property or the surrounding area in general. The use of the site would be in keeping with the existing use of adjacent units along South Quay.
Using Appendix 7 of Transport Policy 7, the parking standard for General Industrial developments is 1 space per 50 square metres gross floor space, and for Storage and Distribution developments it is 1 space per 100 square metres gross floor space.
The Strategic Plan provides parking standard for General Industrial development and for Storage and Distribution, which ought to be applied to the proposed development unless any information is provided which suggests a higher or lower demand.
26 August 2010
10/00094/B
The proposed garage area would measure approximately , using the parking standards set out in the Strategic Plan, this would require 5 parking spaces. The proposed storage area would measure approximately this would require 2 parking spaces.
Within the tyre and exhaust repair unit there would be 3 vehicle service ramps, along with storage areas and 2 parking spaces. There would also be an office which would be adjacent to a waiting room. The unit could safely accommodate a maximum of 4 vehicles at any one time, this would use the three vehicle ramps and 1 parking space, as the other space would be needed to manoeuvre, in order to exit and enter the garage in a forward gear. The applicants have submitted drawings to show how the vehicles would be manoeuvred using tracking parameters.
In addition the applicant has pointed out that there is other car parking available nearby and they currently rent 2 spaces within the Middle River Parking area. Consequentely, although the site cannot accommodate 7 parking spaces within the curtilage, the applicant does have alternative parking within reasonable distance where vehicles waiting to be serviced can be parked.
Access to the storage area is provided by the proposed roller shutter door which allows for the dropping off and collection of goods. The vehicle would park in the lay-by area to the front of the unit. The client anticipates that there would be one mid morning delivery and one mid afternoon collection each day. No additional parking is provided as there would be no public or trade custom. The staff would be able to park in the town centre parking areas.
Given that the vehicles would be able to enter and exit the garage in a forward gear, it is considered that the proposed development would not be detrimental to the safety of highways users.
It is judged that the proposal would not have a harmful impact on the character and appearance of the area, and would generate employment on the island. It is considered that the proposed change of use would not be detrimental to the safety of highway users and pedestrians.
For the above reasons the application is considered to be acceptable and is recommended for approval.
The local authority is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered an "interested person" and as such should be afforded party status.
The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.
It is considered that the following parties do not meet the criteria of Government Circular 1/06 of the Town and Country Planning (Development Procedure) Order 2006 and should not be afforded party status:
The owner/occupier of 3 Douglas Road, Ballabeg The owner/occupier of Unit 18 South Quay, Douglas The owner/occupier of 13d South Quay, Douglas Manx Electricity Authority
Date of Recommendation: 23.08.2010
This permission relates to the alteration and sub-division of existing industrial unit into two units, one for storage and management of aircraft spares, the other as garage with tyre and exhaust services shown in drawings 236.2.1 received 27th January 2010, 236.2.2 and Location Plan received 5th February 2010 and 236.2 Seq A - Seq I received 28th May 2010.
I confirm that this decision has been made by the Planning Authority in accordance with the authority afforded to it under the Town and Country (Development Procedure) 2005
Decision Made: ______________________________ Authority Meeting Date: ______________________________ Signed: ______________________________ Presenting Officer Further to the decision of the Authority an additional report/condition reason is required. Signing Officer to delete as appropriate
YES/NO
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