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The site is defined as part of the land at the White Hoe Industrial Estate, close to the IRIS pumping-station. The complete estate is "blue-lined"
On the Douglas Local Plan, the site falls within an area of Open Space or Woodland. The established part of the industrial estate to the south-west of the site is zoned for Light Industrial use. Please see planning history below.
The application seeks full approval for the development of the site in the form of an "industrial unit" having a floor area of 450 sq. m. The building would initially be used to accommodate a vehicle repair workshop and an "Auto Electric Centre". These businesses are at present elsewhere at the White Hoe.
The site works include an access road and provision of parking spaces and hardstanding. The building would be of utilitarian form and appearance, and would be clad in dark brown sheeting, as are other units on the first part of the estate. Foul sewage would be discharged to a "septic tank or Biodisc" sited to the north of Unit 4. This arrangement was approved in respect of Unit 4.
It is material to have regard to the following previous planning applications:
a) PA 04/2473: Approval in Principle to the erection of light industrial units, land adjacent to E.B. Christian's and White Hoe Industrial Estate. Approved (on Appeal) 30.09.05
b) PA 05/1546: Erection of an industrial storage warehouse building sub-divided into four units, White Hoe Unit 4. Approved 12.04.06
c) PA 05/1574: Erection of an industrial warehouse building, Unit 5 at entrance to White Hoe Industrial Estate. Refused 17.03.06 (on Review)
The Highway Authority, the Local Authority, and other Government agencies all have no objection to the application, subject to the imposition of standard conditions or notes.
Mr Jessopp has expressed concern about the design and the drainage arrangements.
This application is the first full application in respect of any of the land which was the subject of PA 04/2473 (although a small part of the site is within the first "phase" of the estate).
There is not an approved layout of this land, and this application includes only the layout of the site and an indication of part of the access road beyond the site.
The Approval in Principle requires that the Reserved Matters should form the subject of a single application. The current application is not a Reserved Matters application, but the absence of an overall layout is nevertheless a material consideration.
It should be noted that there have been submitted two further applications (PA 06/2209 and PA 06/2210) for "Units 6 and 7" to the north-east of this site.
The Key issues here are
a) the absence of an overall layout of the "blue-lined" land; b) the proposed use (s), which are not light industrial; and c) the appearance of the site.
The piecemeal approach to the development of the older part of the estate has resulted in an unsatisfactory development in terms of roadways, footways, lighting, landscaping, and overall coherence. It would be regrettable if this approach were repeated on the new part of the estate; of particular concern are landscaping and drainage.
The uses are probably acceptable if property controlled, but it should be noted that vehicle repairs can often result in noise nuisance, and that the "Auto Electric Centre" (for which I assume the "shop" is required) may result in significant traffic levels.
The appearance of the building is at best utilitarian, but it would sit below the road, and could be mitigated by planting. This would apply also to the appearance of the space around the building (in particular, the "hard-standing for overflow car-parking"). In practice, this space may be used for external activity associated with the workshops, or for storage, and could thus appear cluttered and disordered.
All of the Government agencies which have made representations have sufficient interest to be accorded party status. Mr Jessopp does not have sufficient interest.
Recommended Decision: I recommend that this application should be refused as premature until such time as there is an approved overall layout.
Date of Recommendation: 19.01.2007
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
R 1.
The proposed development would be premature until such time as there is an approved overall layout for the land which was the subject of PA 04/02473 and which is now blue-lined; this layout should
include not only the landscaping scheme which is the subject of condition (2) of that approval, but also full details of all roadways, footways, lighting, and foul and surface-water drainage.
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 : 2/2/07
Signed : M. I. McCauley Director of Planning and Building Control
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