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Application No.: 10/01257/B Applicant: E B Holdings Ltd Proposal: Retention of a building comprising of 4 units to be used for light industrial or storage / distribution purposes, and the retention of a hard standing area for additional car parking Site Address: Unit 7 White Hoe Industrial Estate Douglas IM2 1QD ### Considerations Case Officer : Mr Ian Brooks Expected Decision Level: Planning Committee ### Written Representations ### Consultations Consultee : Highways Division Notes : Consultee : Douglas Corporation Notes :
This application is recommended for consideration by the Planning Committee rather than under delegated powers as previous applications for the site have been reported to Planning Committee.
The application site comprises part of a field between the Old Castletown Road and the Steam Railway. To the west would be sited Unit 6 of the proposed estate. There are residential properties on the opposite side of the Old Castletown Road.
This application is seeking planning permission for the retention of an industrial building, comprising of 4 units and an area of hardstanding for carparking. The building measures 24.5 m in length and 12.712 m in width. The height of the building is 6.376 m to the ridge. The building provides 311.4 square metres of floor space for industrial/storage purposes. 17 car parking spaces are to be provided within the site.
Within the adopted Isle of Man Strategic Plan 2007, the following policies are considered to be relevant in the determination of this application: General Policy 3, Environment Policy 1 and 22, Transport Policy 1, 3, 4 and 7.
It is zoned as part of an Area of Open Space or Woodland in the Douglas Local Plan 1998.
The following previous applications are considered relevant in the consideration of this application: 07/01212/B - Creation of an Industrial Estate layout - granted 24th December 2007 06/02210/B - Erection of an industrial storage building sub-divided into six units - granted 24th December 2007
06/02209/B - Erection of an industrial storage building sub-divided into twelve units, Unit 6 White Hoe Industrial Estate - granted 24th December 2007
06/01490/B - Construction of an industrial unit and associated parking with access road, to be used as a vehicle repair workshop and auto electrical centre, Unit 5 White Hoe Industrial Estate - currently on hold at appeal.
04/02473/A - Approval in principle for the erection of light industrial units - granted at appeal on 30th September 2007. On the 9th October 2007, the Director of Planning and Building Control agreed to extend the duration of the planning consent to the 30th September 2009.
Condition 2 of the approval stated that "The details of landscaping submitted with the Reserved Matters application must include tree and shrub planting (predominantly tree planting to cover approximately of the site (excluding the existing Department of Agriculture, Fisheries \& Forestry's planting), so disposed as to mitigate the visual impact of the proposed units as viewed from the highway, the railway, and The Nunnery Estate".
A planning application, submitted in 2001, for approval in principle for industrial/warehousing development was refused. Temporary use as a site compound in connection with the Island's sewage disposal scheme (IRIS) was approved until 2004.
Douglas Corporation and the Highways Division of the Department of Infrastructure have not commented on the application.
The application site is located within an Area of Open Space or Woodland in the Douglas Local Plan 1998. The proposed development would be incompatible with the land use zoning within the Douglas Local Plan. However, this current application seeks approved for a revised scheme to that approved in 2007 (06/02210/B) which remains extant. That permission gave approval for the erection of an industrial storage building sub-divided into six units. Since an extant permission exists, it is considered that the principle of developing the site for an industrial storage building is acceptable.
In respect of the visual amenities of the locality, the proposal would not look out of character within an industrial estate. The building is single storey in height and will be set approximately 5.4 m below road level. There is an existing landscaped buffer zone between the application site and the public highway of the Old Castletown Road, which was planted by the Department of Agriculture, Fisheries and Forestry. However, the building will still be visible from the public highway and it is considered that additional tree planting is required between the building and the existing tree buffer zone to further limit the visual impact of the proposal. This planting would need to be carried out in accordance with the tree planting strategy submitted as part of planning application 07/01212 for the estate layout, which was approved in December 2007.
The main difference with this application and the extant planning permission is the length of the building, which is shorter than the approved scheme and the retention of a hardstanding area. The
retention of the building and the hardstanding area would not adversely affect the visual amenities of the locality.
In terms of the total parking provision for the estate, it is proposed to provide 17 car parking spaces to serve the development. The building will provide 311.4 square metres of floor space for industrial storage purposes. Using the light industrial car parking standards, as a worst case scenario, the applicant would need to provide 10 spaces and therefore the parking provision is considered to be acceptable and would serve the requirements of the development.
In terms of highway safety, it was a requirement of the previous planning permission that the building could not be occupied until an access road and turning facility had been constructed. The access road and turning facility has been constructed to serve the units. It is therefore unnecessary to attach a further condition.
RECOMMENDATION It is recommended that planning permission be granted subject to conditions in the attached schedule. PARTY STATUS
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.
Recommendation Recommended Decision: Permitted Date of Recommendation: 04.10.2010 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
This permission relates to the retention of a building comprising of 4 units and retention of a hardstanding area for additional car parking as shown in drawing numbers 1247-17 Rev D and 1251 Rev B date stamped 24th August 2010.
The units may be used for either light industrial (Class 5 of Schedule 4 of the Town and Country Planning (Permitted Development) Order 2005) or storage and distribution (Class 6 of Schedule 4 of the Town and Country Planning (Permitted Development) Order 2005) purposes only.
6 October 2010 10/01257/B Page 3 of 4
The units hereby permitted shall not be occupied until the car parking and manoeuvring area have been provided in accordance with the approved plans, and those areas shall thereafter be kept available at all times for their respective purposes.
C 4. All planting shall be carried out in accordance with the approved plans and the tree planting strategy, attached to planning permission 07/01212/B for the creation of an industrial estate layout granted on 20th December 2007, in the first planting and seeding seasons following the granting of this planning permission.
Furthermore, additional tree planting must take place in the first planting and seeding seasons following the granting of this planning permission in the following area:
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 : 10.10.10
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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