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The application site comprises of the curtilage of the proposed industrial starter units which are adjacent to energy from waste facility in the Richmond Hill area of Braddan. Access to the application site is via the A6.
The planning application seeks approval for the erection of a substation on parking spaces P01 and P64 (under PA 08/01686) and the section of the adjoining land to the north east. These two parking spaces would be re-located between block A and B under planning application 08/01686. The substation would be a single storey pitched roof unit, with a set of double doors to the south east (front) elevation. The unit would measure to the ridge line, it would be cemented render and painted to match the colour of the industrial units.
In terms of local plan policy, the application site is part designated as an area for reclamation and part within open space (agriculture) under the Isle of Man Planning Scheme (Braddan Parish District Local Plan) Order 1991.
The following planning applications should be considered relevant in the assessment and determination of this application: PA 08/01686/B - Erection of industrial starter units (comprising amendments to PA 06/00558B) Permitted PA 06/00558/B - Relocation of existing stone recycling area and creation of Industrial Starter Units Approved at Appeal
The Braddan Parish Commissioners and The Department of Transport Highways Division have not commented on the proposal.
The Department of Transports Drainage Division have no further comment to make. (In the previously approved planning application they commented that it should be noted that it is an offence under Manx Legislation to permit the discharge of polluting or harmful matter to any public sewers or watercourses. Appropriate measures must be taken by the developer / occupier of the premises to ensure compliance with the legislation).
Given the nature of the proposed development it is therefore appropriate to assess the impact of the proposal upon the application site and the surrounding area in general.
It is considered that the proposed substation would have a minimal impact within the application site. The proposed application would be scaled and designed as not to create a prominent building within the industrial estate. Due to the siting of the substation and being single storey, it is considered that the proposal would not be viewed from the public thoroughfare, as such; it is judged that the proposed development will have no adverse impacts upon the application site or on the surrounding area in general.
Whilst the amended parking spaces would be parallel spaces, the previous approved scheme (08/01686/B) also indicated similar parking arrangements. It is therefore considered these two altered parking spaces would be acceptable in the proposed location.
For these reasons the proposal is considered acceptable and it is recommended that the planning application be permitted.
It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status:
The Department of Transport Highways Division Braddan Parish Commissioners
Recommended Decision: Permitted
Date of Recommendation: 06.03.2009
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal 0 : 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 submitted drawing APL/56 received on 29th January, 2009.
I confirm that this decision accords with Government Circular No 56/08 (Delegation of Functions to the Acting Senior Planning Officer), GC 55/08 for Advertisements and 69/08 for Registered Buildings.
Decision Made : Permitted Date : Signed : Acting Senior Planning Officer
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