Planning Officer Report Recommendations

Planning Officer Report And Recommendations {{table:24677}} Case Officer : Miss Laura Davy Photo Taken : Site Visit : Expected Decision Level : Planning Committee

Officer's Report

THE APPLICATION OS BEFORE THE PLANNING COMMITTEE FOR DETERMINATION AS THE PROPOSED USE IS NOT IN ACCORDANCE WITH THE LAND USE ZONING.

Introduction

1. This application seeks approval for the change of use from retail wholesalers to self storage/document storage warehouse. The application is considered to be acceptable and is recommended for approval. The application was previously reported to the Planning Committee who felt that the application description was insufficiently clear and that the application should be re-advertised to explicitly state it would be open for 24 hour access. This has been done.

The Site

1. The application site is the curtilage of John Lancaster House, Main Road, Crosby which is a group of buildings with an established use as retail warehousing. The buildings are single storey and are of blockwork construction with a dash render.

1. There are four detached buildings which are all linked. When looking at the buildings, the one on the far right is just warehousing, the one adjacent has a warehouse to the rear and office accommodation at the front, the next building along again is warehousing as is the one on the left.

1. To the front of the buildings there is a large area of hard standing which is currently used for parking. The site is to the south western side of the highway. On the opposite side of the highway there is a row of three terrace properties, to the south east of the terrace there are pairs of semi-detached properties. All of these properties are residential.

The Proposal

1. The application seeks approval for the change of use from retail wholesalers to self storage/document storage warehouse. There are no external alterations proposed under this application.

1. The building on the far left is to be used for self storage and the remaining warehouse buildings are to be used for storage and document storage. The office building to the front

is to remain as office accommodation. The self-storage building would have 24 hour access.

Planning History

1. The following previous planning applications are considered to be specifically material in the assessment of the current application:

PA 96/00267/A Approval in principle for erection of a warehouse for storage of horticultural materials – approved

PA 96/01446/B Erection of warehouse for dry storage of packaged horticultural materials – approved

Development Plan Policies

1. The application site is within an area zoned as “High Landscape or Coastal Value and Scenic Significance” identified on the 1982 Development Plan. Given the nature of the application it is appropriate to consider General Policy 3 and Environment Policy 2 of the Isle of Man Strategic Plan (20th June 2007).

1. General Policy 3

Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of: a) Essential housing for agricultural workers who have to live close to their place of work; (Housing Policies 7, 8, 9 and 10); b) Conversion of redundant rural buildings which are of architectural, historic or social value and interest; (Housing Policy 11);

c) Previously developed land¹ which contains a significant amount of building; where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environment; and where the development proposed would result in improvements to the landscape or the wider environment.

d) The replacement of existing rural dwellings; (Housing Policies 12, 13 and 14); e) Location-dependant development in connection with the working of minerals or the provision of necessary services; f) Building and engineering operations which are essential for the conduct of agriculture or forestry;

g) Development recognised to be of overriding national need in land use planning terms and for which there is no reasonable and acceptable alternative; and

h) Buildings or works required for interpretation of the countryside, its wildlife or heritage.

1. Environment Policy 2

The present system of landscape classification of Areas of High Landscape or Coastal Value and Scenic Significance (AHLV’s) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that:

a) The development would not harm the character and quality of the landscape; or

b) The location for the development is essential.

Consultations

1. Highways Division do not oppose as it has no traffic management, parking or road safety implications.

1. Marown Commissioners have not commented

Assessment

1. The application seeks permission for the change of use of the warehouse building to a self storage and document storage facility.

1. The main issues to consider in the assessment of the current application are the impacts on the character and appearance of the site and surrounding area and the amenities of those occupying the neighbouring properties.

1. Whilst the site is not zoned for development, the established use of the site is retail warehousing and has been used as such in excess of 10 years and has therefore become lawful.

1. The proposed use would have a warehousing element in that items would be stored on the premises, however the items which are to be stored are not for retail purposes and one warehouse will be accessed by the public for use as self storage. The proposed use is not covered under Schedule 4 of the Use Classes of the Town and Country Planning (Permitted Development) Order 2012, and is therefore considered to be sui generis.

1. There are no works proposed to the external appearance of the property under this application and therefore the proposal would not have a harmful impact on the character and appearance of the site or surrounding area. Given the established use of the site it is considered that the proposed use would not harm the character and quality of the landscape.

1. As was mentioned above the previous use of the site was for retail warehousing and therefore resulted in a number of traffic movements a day, whether it was customers coming to and from the site, staff delivering items or staff coming to and from work. It is likely that the proposed use would generate less traffic due to the nature of the use.

1. Whilst there would be traffic generated by the development it is considered that this would be much less than what was previously using the site. There would be a self storage facility which would generate traffic movements coming to and from the site, but this would be much less frequent given that if something is in storage they would not require the need for it every day. The self-storage aspect of the building would have 24 hour access, however this part of the building is at the far side of the site furthest from the neighbouring properties. Given that the site is situated adjacent to the main road it is considered that the impact of those accessing the self-storage and those using the main road would be similar in terms of noise impact.

1. Given that the application site is on previously developed land, the use of the buildings is similar to the established use and it is likely that the proposed development would have less of an impact in terms of vehicle movements it is considered that overall the proposed development would make use of an empty building and improve the wider environment.

1. For the above reasons the application is considered to be acceptable and is recommended for approval.

Party Status

1. The local authority, Marown Commissioners is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status.

1. 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.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 19.12.2012

Conditions and Notes for Approval / Reasons and Notes for Refusal

C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: Notes attached to refusals

C 1.

This permission relates to the change of use from retail wholesalers to self storage/document storage and storage warehouse as shown in drawings Location Plan, P02 and P05 received 9th October 2012.

I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the Town and Country (Development Procedure) 2005

Decision Made: Approved Committee Meeting Date: 5/12/12

Signed: [Handwritten signature] Presenting Officer

Further to the decision of the Committee an additional report/condition reason is required. Signing Officer to delete as appropriate

YES/NO ☑