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The site represents the curtilage of a former engineering building located on the southern side of the A4 coastal highway between Peel and Knocksharry and on the outskirts of Peel. The site has to its south west; existing residential development in the form of Belle Vue Park and to the south is a recently completed development of Ballawattleworth (see aerial photograph) which is not shown on the location plan. The land to the north east has been the subject of a successful application for the development of PA 06/2106 for residential dwellings and a new roundabout onto the Ramsey Road. This approval has yet to be implemented.
The site is designated at Industry on the Peel Local Plan of 1989.
The following applications have been considered in respect of this site: PA 87/0943 - alterations to provide additional first floor area, staircase and goods hoist - permitted PA 98/0319 - approval in principle for erection of nursery factory units - permitted PA 89/1058 - approval in principle for extensions to premises - permitted PA 93/0231 - construction of hydrogen cylinder storage pen - permitted PA 93/1241 - erection of free-standing air handing unit - permitted PA 07/1115 - alterations to create offices and storage and exterior alterations to building - permitted.
The application proposes retrospective permission for the outside storage of mobile structures - site huts, scaffolding, plant etc on land surrounding the existing buildings. The site huts shown in the application are the wooden huts used in the reconstruction of the Viking village on Peel beach, rather than conventional builders' site huts. The application plans show a particular area of the overall site to be used for the storage of the materials, this being alongside 38 Belle View Park and the A4. There is established tree planting around the edge of the site which provides some screening of the stored materials from both the residential properties alongside and the road.
Peel Commissioners comment that the application may result in the site becoming a builder's yard and there was a need for screening.
The occupants of 36 Belle Vue Park object to the application on the basis that the storage of wooden structures could pose a fire hazard, the vagueness of the nature of the materials to be stored on the site, the tidiness of the site as viewed from their upstairs windows. They suggest that the site is designated as a business park [it is designated as Industry not a business park], the site is not secure and children have been seen playing in the site. The outside storage of the materials has resulted in noisy alarm systems. They suggest that this site is not suitable for the outside storage of materials for all the above reasons. The photographs provided show a much more cluttered site than is shown in the application photographs and it also shows material being stored within the canopy spread of the existing trees which may cause compaction of the roots of these trees and compromise their long term future if the materials were stored there for a long period of time. The photographs also shown the grass churned up through the use of vehicles on the site - there are no internal roads around the buildings so the vehicles are simply driving across the grass to deposit and move the materials.
The occupants of 29 Reayrt Aalin agree with the above points and object to the application. The occupants of 37 Belle Vue Park point out that the actual part of the site being used for the storage of the materials is larger than that shown on the application drawings and also comment that the site is a fire hazard and unsightly through the materials stored on site.
The occupants of 12 Elm Drive state that the site has been used for a long period for the storage and movement of these materials and at one point people were living on site. They also object to the
appearance of the site and the noise emanating from the movement of the materials and the workmen on site.
The occupants of 35 and 38 Belle Vue Park also object for the same reasons as set out above.
The site is designated for industrial use. The Strategic Plan states at Business Policy 5 that "On land zoned for industrial use permission will be given only for industrial development or for storage and distribution". The description of industrial use includes making or modifying items but not storage which is a separate use class (Class 6 of the Use Classes Order: Schedule 4 of the Town and Country Planning (Permitted Development) Order 2005) from light industry and research and development (Class 5). There is no use class for general industry. As such, use of the site for storage requires permission. Whilst the site is designated for industrial use, its active use has been generally limited to within the buildings rather than the green space around them. The site is also not within an area generally characterised by industrial use or outside storage of building materials - rather it is a residential area.
The impact of the use of the site as proposed can be appreciated by the public who pass the site and by those living alongside it and the storage of materials outside has a detrimental impact on the appearance of the site and the amenities of those who look onto it.
There is also a difference between the storage of actual structures such as the huts and equipment and materials. The huts are quite unique structures and have less of a detrimental impact than the scaffolding, timber and equipment which create the appearance of an industrial estate rather than a light industrial site which is tidy and neat in appearance. There would also appear to be evidence from those who are objecting to the application, that the storage of items extends beyond the area identified on the plan.
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 occupants of 35,36,37 and 38, Belle Vue Park all back onto the site and are directly affected by the proposal and as such should be afforded party status in this instance.
The occupants of 29 Reayrt Aalin are some distance away and are not directly affected by the proposal and should not be afforded party status in this instance.
The occupants of 12 Elm Drive adjoin the southern boundary of the overall site and as such should be afforded party status in this instance.
In summary therefore, it is considered that the following comply with the provisions of Planning Circular 1/06 and should be granted Interested Party Status:
Department of Transport Highways Division Peel Town Commissioners The owner/occupier 35 Belle Vue Park, Peel The owner/occupier 36 Belle Vue Park, Peel The owner/occupier 37 Belle Vue Park, Peel The owner/occupier 38 Belle Vue Park, Peel The owner/occupier 12 Elm Drive, Peel, Peel Accordingly the following are not granted Interested Party Status: The owner/occupier 29 Reayrt Aalin, Peel
Recommended Decision: Refused
Date of Recommendation: 11.12.2007
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal 0 : Notes attached to refusals
R 1 . The external storage of equipment, huts and materials results in an adverse visual impact of a site which is surrounded by residential development and which generally has the appearance of a neat building set in spacious green grounds. This impact is appreciated both by the public who pass the site and those who live beside it.
Decision Made : Committee Meeting Date :
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