Officer Planning Report

Considerations {{table:458166}} {{table:458165}} ### Written Representations ### Consultations

Officer's Report

THE APPLICATION SITE AND PROPOSED DEVELOPMENT

The application site comprises land contained with Kirby Farm Industrial Estate, which is located on the northern side of Vicarage Road in Braddan.

The proposed development comprises the erection of an industrial building within the application site.

PLANNING HISTORY

The application site and surrounding land has been the subject of two previous planning applications that are considered specifically material to the assessment of this current planning application:

Planning application 06/01170/C sought planning approval for the change of use of part of Kirby Farm from agriculture to light industry storage and warehousing. This previous planning application was approved on appeal on the 21st March 2007.

Planning application 08/02311/B sought planning approval for the erection of a block of five industrial starter units. This previous planning application was approved on the 12th February 2009.

REPRESENTATIONS To date no representations have been received. PLANNING POLICY

In terms of land use planning the application site is designated as open space (agricultural) under the Isle of Man Planning Scheme (Braddan Parish District Local Plan) Order 1991.

In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains two policies that are considered specifically material to the assessment of this current planning application:

General Policy 2 states:

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 spaces 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 unacceptable 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;
• (l) 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.

Business Policy 1 states: The growth of employment opportunities throughout the Island will be encouraged provided that development proposals accord with the policies of this Plan.

Assessment

The planning application seeks planning approval for the erection of an industrial building within the application site. The proposed building is a standard industrial unit design and similar to existing units found on the adjoining land.

In terms of the issue of principle it can be seen that whilst the application site is not designated for industrial development the area immediately surrounding the application site contains industrial development and has developed as such in accordance with previously approved planning applications. As such, it is concluded that it has to be accepted that the principle of industrial development has been established.

In terms of site specific impact it can be seen that the site of the current proposed building is basically a remaining plot of land contained within the overall estate. The proposed building is similar to the existing industrial units found with the overall estate and is not publicly visible due to position and distance from Vicarage Road and existing tree screening around the estate boundary.

It is recommended that the planning application be approved.

Recommendation

Recommended Decision: Permitted Date of Recommendation: Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

• : Notes attached to refusals 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 location plan and drawing no.s 1023/601/01, 1023/60/20 and 1023/60/21 date stamped the 10th September 2010.

C 3. No outside storage of materials associated with the use hereby approved, is permitted within the site. C 4. No external lighting shall be affixed to the building without the prior approval of the Planning Authority. C 5. The premises shall be in operation for the purposes hereby approved, only within the hours of 07.00 and 19.00 hrs Monday to Friday, 07/00 and 13.00 hours on a Saturday and at no time on a Sunday.

I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer.

Decision Made : Permitted Date : Signed : Senior Planning Officer