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The application site represents a piece of land accessed from Stanley Mount, Peel. The site is bordered on three sides by residential properties located on Stanley Mount, Bridge Street and Stanley Road.
The application site is located within an area identified as being "Mixed Use" by the Peel Local Plan (Planning Circular 6/89). The site is also within the Peel Conservation Area.
Within the adopted Isle of Man Strategic Plan, the following policy is considered relevant in the assessment of this application:
Environmental Policy 35, which states:
"Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development."
The following previous planning applications are considered relevant in the assessment and determination of this application:
PA 91/00343/B sought permission for the construction of a new vehicular store. This was refused.
PA 96/01596/B sought permission for the erection of seven lock up garages and the installation of a W.C to the existing workshop. This was permitted.
PA 04/02282/A sought approval in principle for a residential development of six town houses. This was refused at appeal.
PA 06/01658/B sought permission for the construction of two single storey light industrial units, creation of additional car parking, landscaping and widening of site entrance. This was refused at appeal 7th June 2007. The reason for refusal stated:
"The inadequate internal roadway width, coupled with the unsatisfactory parking arrangement and manoeuvring area for delivery vehicles visiting the site, would result in congestion on the highway adjacent to the application site, as cars/vehicles queue to enter and exit the site and park on the adjacent highway. Such congestion arising from the development would lead to noise and disturbance likely to impact on the occupiers of adjacent properties, to the detriment of residential amenity and highway safety."
This current application is a resubmission of the refused application 06/01658/B.
The Department of Transport Highways Division do not oppose this application. Peel Town Commissioners recommend that this application be approved. The Isle of Man Water Authority requests that a note relating to water connection to be attached to any subsequent approval. The Isle of Man Fire and Rescue Service request that the applicant contacts them to discuss fire safety measures. The owner/occupier of Seacliffe, Old Castletown Road, Braddan does not object to this application but has commented on the proposal.
This application seeks approval for the erection of two light industrial units, the creation of additional car parking and a turning area. The existing entrance would be widened to approximately 6.5 metres. The two additional buildings would be located in the northern corner of the site and would create an
additional floor space of approximately 170 sq.m. These would be attached and would have a simple design providing access via garage doors with the external walls being rendered. Natural light would be gained through a total of 12 roof lights. The proposal would make provision for 7 parking spaces arranged throughout the site.
In assessing this application, the issues to be considered are whether the proposal as now revised adequately resolves the issues raised in the previously refused scheme. The site is within an area of Mixed Use and as such the use of the site for light industry is considered to be acceptable. The issues to be considered therefore are access, parking arrangements, the manoeuvring area and impact on residential amenity as a result of the former issues. In order to make an accurate assessment of these issues, each will be considered in turn.
The application proposes to widen the existing access to 6.5 metres which is the same width as previously proposed. However as a result of the removal of a parking space that was to be located immediately adjacent to the ramp way, the area of the access would be increased by this proposal resulting in improved access. The situation would be further improved as a result of omitting two proposed spaces at the end of the ramp. This would lead to further space for access. The Department of Transport Highways Division has indicated that it does not oppose this application.
The previously refused scheme proposed a total of 12 parking spaces, two of which were to be "tandem spaces", essentially blocking in two vehicles when all spaces were being used. Now proposed is a total of 7 spaces which would have the effect of allowing more space for both access and manoeuvring in and around the site. The Parking Standards as set out within the adopted Isle of Man Strategic Plan require sites used for light industrial use to have a parking provision of 1 space per 30 sq. m of floor space. This would result in a parking requirement of 5-6 spaces and as such the proposed provision of 7 spaces is acceptable. All 7 spaces would be accessible with none being blocked in. As such, the proposed parking arrangements are considered be an improvement over the previous scheme and are acceptable.
The reduction in parking spaces within the site in comparison to the previously refused scheme would improve the ability for vehicles to manoeuvre in and around the site. This would be further enhanced by the reduction in size of one of the proposed light industrial units which again would leave more manoeuvring space. The application does not provide tracking drawings to indicate how larger vehicles may turn within the site however the revisions provide a hard standing with a maximum width of approximately 12 metres compared to approximately 6.5 metres as proposed by the previously refused scheme.
The proposal as revised would result in improved access, manoeuvring and parking arrangements. As a result of this the associated impact of the proposal upon the residential amenity of neighbouring properties would be reduced compared with the previous scheme. It is considered that the properties which border the site, particularly 1 to 9 Stanley Mount are adequately protected from the proposal site by existing boundary walls and that the proposed development would not result in increased activity above and beyond what is current site activity so as to warrant refusal. Of greater concern is the issue of increased congestion that could result from the development which in turn could impact negatively upon residential amenity. This issue formed part of the reason for refusal of the previous scheme. However it is considered that the revisions which are comprised within this scheme as now proposed would collectively result in significantly less impact to residential amenity as the site
arrangement would allow better access, manoeuvring and parking. The proposal would act to enhance the Conservation Area by improving the derelict condition of the site and such would be beneficial to neighbouring residents.
On balance it is considered that the proposal will not result in any adverse impacts to the surrounding area so as to warrant refusal. The visual improvements to the site would enhance the Conservation Area.
It is recommended that the application be approved.
It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status:
Accordingly the following parties are not granted Interested Party Status:
Recommended Decision: Permitted
Date of Recommendation: 19.02.2008
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice. C 2. This approval relates to the plans and information 77-4-07 and 49-3-07 submitted and date stamped 3rd November 2007. C 3. The approved units must be used for light industry only.
C 4.
All planting, seeding or turfing comprised in the approved details of landscaping as shown by drawing 49.3.07, must be carried out in the first planting and seeding seasons following the completion of the development. Any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species.
N 1.
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 and Projects Section, tel. 69 59 58.
N 2.
The applicant is advised to consult with the Fire Safety Department to discuss fire safety measures.
I confirm that this decision accords with Government Circular No 31/07 (Delegation of Functions to Senior Planning Officer)
Decision Made : Permitted Date : 27/3/08
Signed : Mrs F Mullen Senior Planning Officer
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