Loading document...
THE APPLICATION SITE AND PLANNING APPLICATION The application site comprises the curtilage of a unit that is located on Tromode Estate in Onchan. The planning application seeks approval for the use of the unit as a bathroom and tile showroom and warehouse. PLANNING HISTORY
Whilst the application site has been the subject of a number of previous planning applications it is considered that none of these are specifically material to the assessment of this current planning application.
REPRESENTATIONS
Onchan District Commissioners recommend that the planning application be refused. The grounds for their objection can be summarised as concern that the introduction of car sales into an industrial area is not justified and that the application does not give adequate reason why the operation could not be undertaken within a town centre location.
The Department of Transport Highways Division object to the planning application. The grounds for their objection can be summarised as concern that the development will attract visitor traffic and will not increase
parking provision. They advise that 1 space per 15 square metres for the showroom and 1 space per 50 square metres for the warehouse is the relevant parking standard.
The Disability Access Office requests that the needs of disabled access are taken into account.
The Isle of Man Fire and Rescue Service recommend that the applicant discuss the provision of fire precaution measures with them.
The application site is within area defined as being in light industrial use under the Onchan Local Plan.
Policy O/I/P/3 of the written statement (Planning Circular 1/2000) that accompanies the Onchan Local Plan states:
"Where land is designated for industry, the accepted use of this land will be for light industrial purposes as is defined in the 1982 Development Plan Order: that is
"light industrial building (not being a special industrial building in which the processes carried on or the machinery installed are such as could be carried on or installed in any residential area without detriment to the amenity of the area by reason of noise, vibration, smell, fumes, smoke, soot, ash, dust or grit or undue generation of traffic or parking of vehicles". (Part 1, paragraph 2 – page 2)."
It is reasonable to say that the overall use of the estate is becoming more diverse, with existing uses ranging from car body repairs to furniture sales. As such it is considered that the principle of the use of the unit for the proposed use is not wholly out of keeping with and is acceptable within context of the overall uses within the estate. By nature of the goods being offered for sale the proposed use is not is a straightforward town centre retail use and similar type operations can be found within the surrounding estate and within other estates on the Island. On an estate which already legitimately sells items such as furniture it would be difficult to oppose the sale of bathrooms and tiles. The circumstances behind the proposal have been explained by the application in their letter received on the 21st September 2006.
After principle, the issue to examine is the operational impact of the use on the use of the estate, which is considered to be primarily concerned with traffic impact and parking provision. The applicant has clarified the car parking provision associated with the unit and illustrated that there are twenty available car parking spaces. It should be recognised that there would be difficulties in using five of these spaces due to tandem parking issues, although it is reasonable to say that these spaces could be used by co-operating employees without too much problem. The surrounding estate contains general car parking areas. Based on the Department of Transport's parking requirements it is calculated that a minimum of nineteen car parking spaces should be provided to serve the unit. Based on the above specific provision and the general provision within the surrounding estate it is considered that car parking for the proposed use is acceptably provided. On the basis that the use of the unit is likely to operate in a similar manner to other existing units within the estate there is no reason why the proposed use should cause undue conflict with other existing units and businesses with the estate.
The external alterations to the building are unobjectionable in the context of the application site and impact on surrounding area.
It is recommended that the planning application be approved.
It is considered 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.
| Recommendation | |
|---|---|
| Recommended Decision: | Permitted |
| Date of Recommendation: | 24.10.2006 |
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
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, elevation plans and floor plans date stamped the 4th July 2006 and the car parking layout plan date stamped the 21st September 2006.
N 1. The applicant/developer is recommended to contact the Isle of Man Fire and Rescue Service to discuss the provision of appropriate fire precaution measures.
N 2. The applicant/developer is recommended to consider the provision of measures for disabled access.
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: 24/10/06
Signed: [Handwritten signature] M. I. McCauley Director of Planning and Building Control
Copyright in submitted documents remains with their authors. Request removal
