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The site represents one of a row of four industrial units located on the southern side of the main spine road through Balthane Industrial Estate. The unit is 12m by 8.5m and is presently used as an office.
The site lies within an area designated as Industry on the Isle of Man Planning Scheme (Development Plan) Order 1982.
Planning permission was granted for the units under PA 95/0554. This required that the units were used only for the purposes stated in the application - ie. light industrial.
Now proposed is the change of use of the premises to a tile and bathroom shop. No changes are proposed to the building.
Malew Parish Commissioners indicate that they have no objections to the application.
Fire Prevention Officer indicate that the applicant should consult them prior to the undertaking of the proposal with respect of fire precautions.
Disability Access Officer recommends that the layout and facilities should be usable by disabled persons
The site is designated for industrial use and as such there should be a presumption against the use of such a unit for retailing unless the goods to be sold could not reasonably be sold from a town centre location due to the size or nature of the good and where the sale of such goods from an industrial location will not detract from the vitality and viability of the town centre.
In this case the goods to be sold are tiles, bathrooms and associated goods. The applicant presently operates from Hope Street in Castletown within Qualtrough's Yard which is designated for Industrial use. The applicant has subsequently explained that they have two units at Qualtrough's Yard and a warehouse in Derbyhaven and a store at Four Roads, Port St. Mary but that their operations have expanded beyond their present floorspace and that they would like to have new, larger premises, preferably all in the same location. They intend to rent another unit next to the application site for storage and there are 6 spaces across the front of the two units. They clarify that the landlord has offered additional spaces if necessary although it is not clear where these spaces are.
There would be one permanent member of staff on the premises and one part-time person who would be on-site for 3 days a week.
Presently, bathrooms and tiles are sold from a variety of locations: New Road in Laxey, Harris Terrace and Buck's Road in Douglas, West Street in Ramsey, White Hoe Industrial Estate in Braddan/Douglas, Tromode Industrial Estate in Onchan, Qualtrough's Yard in Castletown and The Barley Field Industrial Estate and B _ Q in Braddan. Bathroom equipment is sold from some of the above and from Snugborough Industrial Estate.
It would appear that the sale of larger items can and does happen from closer to the town centre in Ramsey, Peel and Castletown than it does in Douglas, perhaps because of greater traffic and congestion levels in the latter and the relative ease of access to the smaller towns. However, the applicant's present operations take place on land which is not designated for retail sales and as such there would be no loss to the town centre (Castletown in particular) if the premises left Qualtrough's Yard and relocated here. It is also pertinent that in the emerging Castletown Plan Qualtrough's Yard is designated for Industry although there is a policy within the Written Statement which suggests that the site may be suitable for a Mixed use redevelopment including housing (see attached). As such, relocation of businesses such as this may be beneficial in the longer term to the future redevelopment of the site.
On balance, I do not believe that there would be an adverse impact on the viability of the town centre retail area in Castletown or Ballasalla as a result of this relocation and as the premises will contain a mixture of storage and retailing, it is most unlikely that a town centre location could be found where both elements of the business could be undertaken satisfactorily on the same site in such a location.
As a statutory consultee, Malew Parish Commissioners should be afforded party status to the application.
As statutory undertakers or representatives of statutory authorise, the Disability Access Officer, Fire Prevention Officer should also be afforded such status.
Recommended Decision: Permitted
Date of Recommendation: 23.02.2006
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1. The use must be taken up within four years of the date of this notice in order for this approval to remain valid after that time.
C 2.
This permission relates to the use of the premises defined in the plans received on 11th January, 2006 for the display and sale of tiles and bathroom equipment, bathroom furniture and items associated therewith.
N 1. PRIOR to the commencement of any works the applicant is advised to consult the Chief Fire Officer to ensure that adequate fire precautions are taken.
N 2. The Applicant's attention is drawn to the recommendations of the Disability Access Officer, a copy of which is attached to this notice.
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 : Permitted Date: 24/2/06
Signed: [Handwritten signature] M. I. McCauley Director of Planning and Building Control
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