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SITE
The application site comprises of a parcel of land within Gladstone Park industrial estate in Ramsey. The site is located on the northern side of Gladstone Avenue and east of Ramsey Town Centre.
To the north of the site is the dismantled railway track and a large parcel of land indicated as light industrial use. East of the site is an area of existing industrial units, south is a large residential estate and to the west is a large existing industrial unit.
The dwelling has been zoned under the Ramsey Local Plan Order 1998 as being within an area of light industrial use; the site is not within a Conservation Area.
The Isle of Man Strategic Plan, more specifically policy 9.2.7 which states:-
'Where industrial development is proposed, it is essential that all parking and manoeuvring by vehicles which will be generated by the use of the site can be accommodated within the site and off the highway. This is particularly important within industrial estates where lack of parking and manoeuvring space can create significant difficulties for other estate users, particularly where the use of large and articulated vehicles is involved. Where mezzanine levels are proposed after a building has been completed, the Department may require more parking space to accommodate the additional traffic which would be generated.'
The existing building complex within Gladstone Park, has been the subject of a number of previous planning applications relating to industrial and commercial operations. There has however been a recently approved application for approval in principle for the erection of an industrial unit with associated access and car parking (06/00092/A).
The application is an approval in principle for the demolition of unit 1, partial demolition and alterations to existing industrial units, erection of eight industrial units with new car parking and access arrangements.
The Ramsey Commissioners:- No comments received
Highways Division do not oppose subject to the imposition of the following conditions:-
The Manx Electricity Authority makes no comment on the merit of the proposed development but request that an informative note be attached to any approval decision notice.
The Chief Fire Officer makes no comment on the merit of the proposed development but request that an informative note be attached to any approval decision notice.
The Disability Access Officer makes no comment on the merit of the proposed development but request that an informative note be attached to any approval decision notice.
We have received no privately written representations objecting to the application.
Material Planning matters which need to be considered regarding this application include:-
Land use zoning
As the application is an approval in principle the submission does not include precise details of the proposed units. The application does however indicate on the submitted location plan, an indicative layout which shows how the eight units with associated parking and access arrangements could be arranged within the site.
Five of the eight proposed units could be accommodated along the western boundary of the site, replacing existing car parking spaces and open space (grass). Two of the units are proposed to be constructed east of the existing main block of industrial units, on an area of open space, which is included as light industrial use under the Ramsey Local Plan. The eighth unit has been indicated to be constructed on the eastern/western boundary, where the existing access is located.
Under the Isle of Man Strategic Plan – Parking Standards (appendix 7), 1 space per 30 square metres gross floor space is required for light industrial, research and development. The existing parking coupled with the proposed parking provisions would provide a total of 216 parking spaces within the site, which using the above parking standards would provide the required amount of parking spaces. The Highway Division have not objected to the application, subject to conditions being attached to any given approval.
The planning application seeks approval in principle for the erection of eight industrial units with associated access and car parking on the application site. In principle the erection of industrial units on land that is within industrial use, and zoned as such, is clearly acceptable.
In terms of the assessment of this planning application it is also necessary to examine whether the units can be appropriately sited and they would not adversely affect existing industrial units within the site particularly from a possible increase demand of parking provisions. It was apparent when visiting the site that parking provisions are a major problem within the existing estate, as the site currently has provisions for only 58 parking spaces, which is 62 spaces short of what the Isle of Man Strategic Plan requires for 3600 square metres of light industrial units. The proposed development although increasing the number of units and usage of the site, will provide the required amount of parking provisions for the existing and new units whilst improving the access within and to and from the site.
For these reasons the proposals would seem appropriate in these locations and therefore my recommendation is for an approval.
I consider that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:
The Ramsey Commissioners Highways Division
I consider that the following parties that made representations to the planning application do not meet the criteria of Government Circular 1/06 and should not be afforded interested party status:
The Chief Fire Officer IOM Water Authority The Disability Access Officer
Recommended Decision: Permitted
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 approval relates to the submitted documents and drawing 0383/PL100 all received on 23rd October 2006.
C 3. In the interests of road safety:-
C 4. C4. Insofar as it relates to new buildings, this permission is for the uses set out in Classes 5 and 6 of Schedule 4 to the Town and Country Planning (Permitted Development) Order 2005; any proposals for other industrial uses should form the subject of separate applications.
C 5. C5. The details of the landscaping required by condition (1) above shall include screen planting along the southern boundary of the site; this planting should comprise not only of bushes and shrubs, but also trees.
N 1. The applicant is advised to consult Disability Access Office with regard to the needs of disabled users within the site and buildings.
N 2. For 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 IoMWA Planning Projects Section, tel: 695958.
and
A water main runs along the frontage of the property which may be susceptible to damage due to vehicles passing over it. The Applicant should contact the Water Authority to discuss protecting the main before construction work commences.
N 3. Prior to commencement of any works the applicant is advised to consult with the Fire Service with regard to the provision of fire hydrants, access and general fire precautions.
N 4. PRIOR to the commencement of any works, the developer must consult with the Fire Prevention Officer with regard to the provision of fire hydrants, and, prior to the occupation of any dwellings, must implement the recommendations arising from this consultation.
Decision Made : Approval Committee Meeting Date : 2/2/07
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