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| Initial Decision | |
| Review Decision | |
| 24th November 2004 | |
| Appeal Decision | |
| The Secretary of the Planning Committee Department of Local Government and the Environment |
The western half portion of the White Hoe field which borders the Department of Health and Social Security old hospital access road has been progressively developed over the last 15 years.
A first building, (Unit 1 on plan), comprising of four units, was built by and for the sole use of E.B. Christian & Co Ltd in 1985 and subsequently one unit of the four was let out.
In 1998 a further two units were let and one retained for our own company use now referred to as E.B. Holdings Ltd.
It became apparent when marketing that there was a growing demand for industrial units in the area.
A further building was constructed during 2000 – 2001, (Unit 2 on plan). This was divided into five 2600 sq ft units and seven 700 sq ft units on a lower level. All were quickly occupied and remain fully utilized providing premises for nine businesses.
In 2002 Unit 3 on the enclosed plan was constructed compromising of a further five 2600 sq ft units. These are occupied by three more tenants.
In 1999 the Department of Transport and Drainage purchased approximately a half acre plot of land bordering the Old Castletown Road. On this site was built the holding tanks and pump station for the IRIS scheme to pump sewerage from Douglas to Meary Veg treatment plant.
Upon completion a new 7.3 meter wide access road has been constructed to serve the estate under which lies a section of IRIS pipe line for connection at a later date.
The eastern half proportion of the field, the subject of this planning application (approximately 5 acres), has also been utilised over the last five years, although this was to a greater extent than was envisaged by E.B.Holdings. It was used as a compound by several of the government employed contractors whilst constructing the IRIS sewerage system and all road works from Douglas to Kewaigue and Port Soderick.
As a result of this work and other factors the borders of this remaining portion of the field have changed significantly over recent years.
On the southern boundary where it borders the Castletown road a 10 meter wide embankment was constructed as part of the road improvement scheme. This drops from road level down to field level and has subsequently been planted with trees by D.A.F.F.
To the east where it borders the government owned Nunnery Estate a mature tree boundary is now established. To the north across the railway line Riverside Industrial Estate is situated. To the west the field extends beyond its present building line to the new White Hoe Industrial Estate access road. The infrastructure serving the field within the described boundaries is also either in place or achievable. Storm water would feed into a newly constructed 1 meter storm drain, already existing, or directly into an existing open water course.
Sewerage is currently held in septic tanks and is regularly emptied. The IRIS pump station has a chamber to which sewerage could be pumped into from the estate if required.
Mains water runs the length of the new access road.
Electricity ducts run from the sub-station between units 2 and 3 and across the access road.
The access road itself was built by the Dept. of Transport and to its own specification. It is 7.3 meters wide as far down as the rear of unit 3 where it narrows to 5.5 meters. The splays joining the Castletown road are also to Dept. of Transport specification.
The Castletown road is now accepted as the main route for traffic to flow between Douglas, the south of the island and the Cool area business parks.
E.B. Holdings currently have fifteen tenants occupying a total of nineteen units within the three warehouses. All tenants are long term and all would agree that a “hassle free” location outside Douglas but still within easy reach of the town centre is the main reason for their occupancy. The recently completed road works in the area have enhanced the locations accessibility and appeal.
We are approached on a regular basis by prospective tenants looking for quality premises to rent, some being referred to us by the Department of Trade and Industry. If required we could submit a confidential list, for information only, to the committee of our current tenants and also a list of those who have enquired about availability.
E.B. Holdings policy has been to build units not speculatively but only as and when a demand exists. We believe that this demand is current and consequently we are again seeking planning permission in principle to develop a further proportion of the White Hoe field towards the east.
Our initial application, No 01/02021/A for the same was refused because the land is not zoned for industrial use on the Douglas town plan and there was no evidence in the submitted application to support the making of an exception to this plan.
The evidence we have submitted with the current application is intended to illustrate:-
E.B. Holdings would like to bring the boundary line as shown on the enclosed plan to the attention of the committee. Although this boundary is represented as a dividing line no physical boundary exists in the field itself.
Apart from room for a proposed unit to be situated in the area at the top of the access road, (subject to a separate application), which would already be spoken for, the area on the Brewery side of the road has been fully utilised and is currently being landscaped. This leaves an area
between the Nunnery side of the access road and the boundary line. This portion of land is the last remaining area which currently has planning permission in principle
Although plans could be submitted to develop this portion of the field it would be our preferred intention to encroach further into the remaining half of the field. This would give greater flexibility to any future submission and prevent a crowding effect within the confines of the current boundaries.
Planning permission in principle would also enable E.B.Holdings to discuss possible uses and schemes for the area with prospective clients including government departments.
We hope that the evidence as submitted proves adequate to the planning committee whilst considering our application as enclosed. However, if any further information should be required please contact myself Mr Peter Christian on either 626681 or 496454. Thankyou.
Yours Faithfully
Mr Peter Christian Director
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