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The site defined in red represents an undeveloped piece of land situated between Forrest House and the former Ronaldsway Shoe Factory within the Ronaldsway Industrial estate.
The site lies within an area designated on the Isle of Man Planning Scheme (Development Plan) Order 1982 as Industry.
No planning applications have been submitted in respect of this site.
Proposed here is the principle of the development of the area as a Science and Technology Park. This is clarified in the application as a development of light industrial use, storage, Internet hosting, data storage and other computer services. This is similar to the general concept of the Ballacottier Business Park in Braddan.
No indicative layout has been provided nor further supporting information with the application.
The site is designated for industrial use and as such the use of the site for light industry and/or storage this would be acceptable subject to there being sufficient car parking. Pre-application discussions have taken place with the Planning Officer and the applicant wishes to upgrade the area by providing buildings which are smarter and more interesting than the standard portal frame industrial building. The applicant would also wish to introduce a more varied range of uses including computer-related facilities and Internet hosting. This type of technological processing is not strictly industrial but could take place comfortably within an industrial area. I am advised that some of these activities are presently being undertaken in Castletown but that the operator has outgrown the present premises and new, purpose-built facilities will be more appropriate.
There are no objections to this. Department of Transport requests that sufficient car parking is made available and in this respect the levels of parking advocated by the Strategic Plan would be appropriate, that is 1 space per 30 sq.m of light industrial or research and development floorspace, 1 space per 50 sq. m of general industrial floorspace and 1 space per 100 sq. m of storage space. General offices would require 1 space per 15 sq. m in such an out of town location although this is not specifically required.
Department of Transport also request that the access/egress route for pedestrian traffic to the bus services on the A5 and the airport must be risk assessed to ensure this mode of transport is encouraged for staff and visitors. Following discussion with the Department of Transport and further correspondence by e-mail, they have clarified that the development will increase the size of the business park and that they believe that the issue of pedestrian access to the site should be conditioned to ensure it is dealt with by the applicant at the detailed stage. I assume that this is unlikely to be a requirement for a pedestrian crossing as this is something which is controlled by the Department itself over a public highway and between land which is also owned by the Department, but the applicant should at least consider this when preparing detailed plans to consider how those who do not have private transportation will get to the site from the north and south of the site.
The concerns of the Manx Electricity Authority regarding supply are related to working practices and should be attached as a note.
The recommendations of Department of Transport Drainage Division may be attached as conditions and notes.
The recommendations of the Disability Access Officer relating to car parking are material to the planning application and should be attached as a condition. The internal arrangement is controlled by
the Building Regulations and as such, such recommendations should be addressed as notes not conditions.
Isle of Man Water Authority recommendation relates to working practices and should be attached as a note.
The site is part of an industrial area which is in need of an injection of investment and upgrading. The type of uses proposed will be appropriate in this location and may benefit from the proximity of the airport and certainly the proximity of the main distributor road network for deliveries, staff and general accessibility. The applicant has now submitted further information and suggests that the development will result in "significant improvements to an otherwise unsightly development at the air gateway to the Isle of Man". They explain that in addition to the conventional light industrial and storage uses the range of uses will include internet hosting and related computer service businesses for which suitable accommodation cannot be readily found elsewhere. I assume they are referring to Castletown as an area where we would hope to locate appropriate new business and investment in order to maintain historic and important fabric. Computer-related technology tends to require modern buildings which are designed to accommodate the wiring and loading specific to this type of business and sometimes this can result in damage to older fabric in trying to install wiring and cabling in old stone walls and perhaps more sensitive building materials.
Malew Parish Commissioners, Department of Transport The Department of Transport and the local authority are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered "interested persons" and as such should be afforded party status.
Disability Access Officer comments relate to material planning considerations and as such he should be afforded party status in this instance.
Whilst Manx Electricity Authority and Isle of Man Water Authority represent a statutory authority, the points raised in correspondence relate to working practices matters and not planning and as such should not be afforded party status in this instance.
Recommended Decision: Permitted
Date of Recommendation: 29.11.2006
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1.
This approval is in principle only and will remain valid for a period of two years within which time no development may take place until such time as details of the reserved matters (siting, design, external appearance, internal layout, means of access, landscaping) have been approved by the Planning Authority. Such reserved matters should form the subject of a single application.
C 2.
This permission relates to the principle of the development of the area defined in red on plan reference 1077-00 received on 7th September, 2006 for all or some of the following purposes:
1) light industry 2) storage 3) research and development 4) internet hosting and related computer services 5) car parking and office use which supports or provides for any of the above uses which are carried out on the site.
C 3.
The application for reserved matters must include a full risk assessment regarding access to the site, particularly pedestrian and public transport access thereto. Such assessment should be undertaken in consultation with the Department of Transport.
C 4.
The application for reserved matters must demonstrate that adequate car parking is available on the site to service the development. Such parking must be provided in accordance with the following standards:
light industry, research and development - 1 space per 30 square metres gross floorspace storage and distribution - 1 space per 100 square metres gross floorspace.
In addition to the above, the application for reserved matters must include clarification of the amount of staff likely to be generated by other uses not referred to above and the resultant requirement for on-site car parking.
C 5.
The application for reserved matters must include an accurate illustration of the position of any electrical services (underground cables or overhead lines) and methods of dealing with such services including re-routing if necessary. Liaison with the Manx Electricity Authority is recommended.
C 6.
There must be no discharge of surface water to the main foul sewer.
C 7.
The proposed development must be connected to the main foul sewer.
NOTE: A Drainage Connection Fee will be payable to the Drainage Authority on this development
N 1.
All of the new development should be fullay accessible to disabled persons and parking spaces provided which will accommodate those using wheelchairs. The advice of the Disability Access Officer is recommended in this respect.
N 3.
Prior to the submission of detailed plans the applicant is recommended to discuss the proposal with the Department of Transport Drainage Division, particularly in respect of the possible requirement for surface water attentuation and the quantity of discharges to public sewerage.
N 4.
For water connections that comprise more than a single connection to a water main or service, or where new water mains and hydrants will be required, the applicant should contact the Isle of Man Water Authority Planning and Projects Section, telephone 695958.
Decision Made : ... Committee Meeting Date : ...
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