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The application site comprises of a parcel of land within Gladstone Park industrial estate in Ramsey.
The planning application seeks approval in principle for the erection of an industrial unit with associated access and car parking on the application site.
The existing building complex within Gladstone Park, which is adjacent to the application site, has been the subject of a number of previous planning applications relating to industrial and commercial operations. The actual application site for this current planning application has not been the subject of any previous planning applications.
Ramsey Town Commissioners have no objections to the planning application.
The Department of Transport Highways Division objects to the planning application. The grounds for their objection can be summarised as concern that the development of the application site will remove parking spaces in use by existing users of Gladstone Park, that the planning application does not properly explain the parking arrangements and that the visibility sprays onto Gladstone Avenue do not offer sufficient visibility.
The Manx Electricity Authority make no comment on the merits of the planning application but request that informative notes are attached to any approval decision notice.
The application site is within an area zoned as light industrial use under the Ramsey Local Plan. There are no policies within the plan that I consider to be specifically relevant to the assessment of the planning application.
The planning application seeks approval in principle for the erection of an industrial unit with associated access and car parking on the application site. In principle the erection of an industrial unit on land that is within industrial use, and zoned as such, is clearly acceptable. However in terms of the assessment of this planning application it is necessary to examine whether the unit can be appropriately sited and that is does not adversely affect existing development.
Whilst it is accepted that the planning application seeks approval in principle the actual level of detail regarding the proposed development is quite limited. The application does not contain any explanation of what the proposed industrial operation is, what sort of traffic is likely to generate or what level of car parking would be required. Nevertheless, based on my site visit, it is clear that car parking is problematic within Gladstone Park and I consider that the issues are simple enough to be able to assess the planning application.
The application site for the proposed development currently provides an area for a significant amount of car parking, which is presumably used by the various operators of and visitors to existing units within Gladstone Park. In simple terms, ~~can also~~ the development of the application site will remove these spaces, which will inevitably contribute to car parking and access problems for the existing users of Gladstone Park. Furthermore, the proposed unit will obviously generate it own parking requirements. I believe that that there is clear conflict between the proposed development and the existing development in this regard. I would suggest that the application site is therefore unable to accommodate an industrial unit without adversely affecting the operation of existing users within the adjacent building complex and that the proposed development is inappropriate.
I recommend that the planning application be refused.
I consider that all parties that made representations to the planning application meet the criteria of Government Circular 1/06 and should be afforded interested party status.
Recommended Decision: Refused
Date of Recommendation: 17.04.2006
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
R 1.
The proposed development is deemed unacceptable by reason that:
a) it will remove existing car parking provision for the operators of and users of existing units within Gladstone Park to the detriment of parking provision and access arrangements; and b) it will generate additional traffic and car parking that will result in detrimental conflict between the operators of and users of existing units within Gladstone Park.
I confirm that this decision accords with Government Circular Nos 44/05 (Delegation of Functions to Director of Planning and Building Control) and 47/05 (Delegation of Functions to Senior Planning Officer)
Decision Made : Refused Date : 30/4/08
Signed : M. I. McCauley Director of Planning and Building Control
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