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Application No.: 07/00047/A Applicant: J C Properties Ltd Proposal: Approval in principle for the development of a commercial vehicle washing facility Site Address: Former Fuel Depot Balthane Industrial Estate Balthane Road Balthane Ballasalla Isle Of Man ### Considerations Case Officer: Miss S E Corlett Photo Taken: 05.03.2007 Site Visit: 05.03.2007 Expected Decision Level: Delegation ### Written Representations ### Consultations Consulttee: Highways Division Notes: Do not oppose Consulttee: Malew Parish Commissioners Notes: No objection Consulttee: Manx Electricity Authority Notes: Notes received Consulttee: Drainage Division Notes: No objection Consulttee: Disability Access Officer Notes: Machine working should be set at a height that can be reached from a customer sitting and standing. Consulttee: IOM Water Authority Notes: For a change in the supply to a premises (domestic or commercial) the applicant should contact the IoMWA Byelaws Inspector (Michael Karran), tel. 69 59 57
The site represents a strip of land located alongside the estate road which runs north-south through Balthane Industrial Estate. The site is around 9m in width and has a frontage to the spine road of around 67m.
The site lies within an area designated as Industry on the Isle of Man Planning Scheme (Development Plan) Order 1982.
No planning applications of relevance to this proposal have been submitted in respect of this site.
Proposed is the principle of the establishment of a commercial vehicle wash on the site. No information has been provided in respect of the equipment which would be installed. The applicant indicates that the facility would accommodate around 4 vehicles per hour and would be available for use between the hours of 7am and 6pm. Vehicles would enter the site at the south eastern end and drive through the site and exit at the north western end. Interception would be installed to filter water for re-use.
The applicant has now provided illustrations of similar equipment to that which may be used in this development. This is essentially a metal sheeted cage through which the vehicles pass. This, by virtue of the width of the site, will be more or less immediately alongside the estate road, although there are other buildings which are very close to the estate road albeit not this close.
I have asked the applicant's agent whether they could relocate the facility further back into the land which is indicated in blue. However, they have suggested that this land is only leased by the applicant company and is owned by the Department of Transport. They have suggested that they will locate the screened area as far from the estate road as possible, however this will leave very little space for a set back. Balthane estate is not presently the most attractive industrial estates on the Island but developing such a facility right alongside the road is not going to enhance it. This is unfortunate as the presence of a vehicle wash on the estate is undoubtedly a good idea.
There is not much information provided with the application and it is difficult to see how this would all fit in, including the three vehicle spaces required by the 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.
The Manx Electricity Authority and the Isle of Man Water Authority raise issues relating to working practices and supply neither of which are material considerations in this case and as such these agencies should not be afforded party status in this instance.
Disability Access Officer raises issues connected with the operation of the equipment which is not strictly speaking a material planning matter although a note recommending that the equipment is usable by disabled persons should be attached to any permission granted.
Recommended Decision: Refused
Date of Recommendation: 20.03.2007
C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: Notes attached to refusals
R 1. Whilst the introduction of a vehicle washing facility is to be welcomed within the estate, there is sufficient space within the proposed site to install such a facility without it being uncomfortably close to the estate road, breaching the established building line and creating an unfortunate precedent for further development this close to the estate road, to the detriment of the appearance of the estate as a whole.
R 2. There is insufficient information in the application to demonstrate that the facility, together with the three vehicle parking spaces as required by the Department of Transport, could be accommodated satisfactorily on the site together with any vehicle manoeuvring which may be required..
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: 21/3/07
Signed: M. I. McCauley Director of Planning and Building Control
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