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Application No.: 08/00059/B Applicant: Fourtico Ltd Proposal: Demolition of Unit 1, alterations to existing units, creation of two site accesses and erection of five industrial units with associated parking and landscaping Site Address: Gladstone Park Industrial Estate Ramsey Isle Of Man ### Considerations Case Officer : Mr Chris Balmer Photo Taken: 03/03/08 Site Visit: 03/03/08 Expected Decision Level: Delegated Decision Senior DC Officer ### Written Representations ### Consultations Consultee : Manx Electricity Authority Notes: Note received Consultee : Highways Division Notes: No objection Consultee : Clerk To The Commissioners Notes: Fully Support Consultee : IOM Water Authority Notes: Note received Consultee : Chief Fire Officer Notes: Applicant to consult Fire Safety Department regarding all fire safety measures.
SITE The application site forms the curtilage of the 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 following previous planning applications are considered relevant in the assessment and determination of this application:
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 - 06/01847/A - APPROVED
The application seeks approval for the demolition of Unit 1, alterations to existing units, creation of two site accesses and erection of five industrial units with associated parking and landscaping.
The Ramsey Commissioners:- Fully Support Highways Division:- Do not oppose The IOM Water 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.
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 The site is zoned within the Ramsey Local Plan as being an area zoned for predominately industrial use. The proposal would therefore comply with this land use zoning.
Parking provisions / access arrangements 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.
Additionally, the existing access is very poor for the size and use, and creating two new accesses will be a vast improvement for the user of the public highway and the users of the site.
Impact upon the amenities of the neighbouring properties. The demolition of Unit 1 and alterations to the existing main block of industrial units will have a beneficial impact upon the neighbouring properties. The erection of five industrial units along the western boundary will have an impact through loss of light upon the neighbouring property to the west of the site. However, this is not a major concern, given that these units are industrial units and not residential, Additionally, due to the distance between the units which would be approximately 11 metres, it is consider the proposal would not have any significant impacts to warrant a refusal.
Appearance upon the street scene The proposals will be a vast visual improvement to the site, which currently is looking old and tired, the proposals to the main block of industrial units and the proposed landscaping along the southern boundary, adjacent to the public highway, will both be beneficial to the visual appearance of the street scene and upon the site itself.
The proposal will improve the appearance, how the site is used, access, parking and provide additional industrial units and for these reasons the proposals would seem appropriate in these locations and therefore my recommendation is for an approval.
It is consider that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:
The Ramsey Commissioners Highways Division It is 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 IOM Water Authority The Chief Fire Officer
Recommendation
Recommended Decision: Permitted
Date of Recommendation: 20.03.2008
N : Notes attached to conditions R : Reasons for refusal
This approval relates to the demolition of Unit 1, alterations to existing units, creation of two site accesses and erection of five industrial units with associated parking and landscaping as proposed in
the submitted documents and drawings 0664/PL205A, 0383/PL201, 383/PL200, 0511/C101 and 0511/C100 all received on 22nd January 2008.
C 3. The hard landscaping works shall be completed in full accordance with the approved details within before the first occupation of the five industrial units hereby permitted and all planting shall be carried out in accordance the approved details in the first planting and seeding seasons following that first occupation. Any trees or shrub which within 5 years from the completion of the development dies, is removed or becomes seriously damaged or diseased shall be replaced in the next planting season with another of similar size and species unless the planning authority gives written consent to any variation.
C 4. Prior to the commencement of any works, there must be submitted to and approved by the Planning Authority, samples of the external finishes of the five proposed industrial units.
C 5. Insofar as it relates to new buildings, this permission is for the uses set out in Class 5 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 6. The application, which includes the five industrial units hereby permitted, shall not be used until the proposed vehicular means of access have been constructed in accordance with the approved plans. Those means of access shall thereafter be kept available at all times for their respective purposes.
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. 695958.
N 2. Applicant is recommended to consult with the Fire Safety Department regarding all fire safety measures. N. 1 - SN0033 - HEA H001 - unkappand chle/00001111. 4
I confirm that this decision accords with Government Circular No 31/07 (Delegation of Functions to Senior Planning Officer)
Decision Made : Permitted Date : Signed : Mrs F Mullen Senior Planning Officer
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