Planning Report PA 06/1576

Planning Report on PA 06/1576 Prepared by Brian Sinden 1. The Site The site is defined as the curtilage of a light industrial building within the Middle River Industrial Estate. The adjoining site (Plot 2A) has been blue-lined. 2. Development Plan status The site is within an area which is zoned on the Douglas Local Plan for Light Industrial use. 3. Planning History It is material to have regard to PA 05/1114:- Erection of two light industrial units, Plot 4, Middle River Industrial Estate. Approved on Review 4.11.05 Condition (2) restricts the use to light industrial purposes 4. The Proposed Devi't The application proposes that the unit should be used for vehicle body repairs in association with unit 2A. Access between the two sites would be formed by the removal of the boundary fence. 5. Representations The only "objection" as such is from the Dept of Transport, which assesses that each working bay would require four off-street parking spaces, and notes that the application does not demonstrate how this could be achieved. 6. Assessment The proposed use would be acceptable on this estate and in this location. The principal issue is whether there is sufficient space to accommodate the parking which would be generated by this use. There appears to be space within the building sufficient to accommodate seven working bays. There is self-evidently not sufficient space outside to accommodate 28 parked vehicles (in accordance with the IoT's advice). Any overskill parking is likely to be on the access roads, resulting in obstruction of access to the rest of the estate or to individual units. 7. Conclusions Whilst it may be possible to make the proposed use work on this site without adverse effects, the submitted application does not demonstrate how. I recommend that this application should be refused, without prejudice to a further application which indicates a adequate information. 8. Recommendation Refuse. Reason:- There is not within the submitted application sufficient information to demonstrate that the parking which would be generated by the proposed use could be accommodated satisfactorily within the site. Note: This decision is without prejudice to a further application which shows (a) how many working bays there would be within the Unit; (b) the layout of the external parking space; and (c) the overall layout of the combined plots (2A and 4D), showing the access and parking arrangements. Note: the DOT assesses that there should be four spaces for each working day. 9. Party Status The Local Authority and the Highway Authority are parties by virtue of the Order. The Disability Access Office has negotiated interest does not have sufficient interest in this particular application, which is only for change of use of an existing industrial building.