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The application site is zoned as light industrial in the Douglas Local Plan. The application is proposing to develop the site for either light industrial or storage and distribution uses. The proposed use accords with Business Policy 5 of the Isle of Man Strategic Plan 2007.
In respect of the impact on the visual amenities of the industrial estate, the estate is generally poor in appearance due to the age of the various buildings within the estate. The proposed building is modern and would considerably improve the overall appearance of the estate. I therefore consider the proposal would not adversely affect the visual amenities of the locality.
In terms of the parking provision for the development, it should be noted that the previous application for the site was for the redevelopment of the site for warehousing, retail and administration purposes in particular for Island Fixing and Fittings. The redevelopment would have provided 26 parking spaces. It was considered that the proposal made adequate car parking provision for customers and employees and would accord with the parking standards of the Isle of Man Strategic Plan.
This application is substantially different to the previous planning permission and the car parking requirement needs to be reassessed along with the comments from the Highway Division of the Department of Transport, who have commented that they do not oppose subject to a condition requiring the minimum amount of parking space has been provided.
The worst case scenario in this particular case is all of the proposed units being used for a light industrial use. The car parking standard requires that 1 space per 30 square metres of net floor space is provided. The total net floorspace of the units is 919.77 square metres, which would equate to a car parking requirement of 31 spaces. The application is proposing 19 spaces, which 2 spaces are not usable as they are tandem spaces. This would only provide 17 usable spaces, which is a shortfall of 14 spaces. The site can not provide any more spaces.
However, if the units were to be used for a warehousing use, the proposed parking would accord with standards of the Strategic Plan. It is considered a balanced approach needs to be taken in this particular case. The sensible approach to this issue is to approve the application subject to a condition requiring a Green Travel Plan. This Plan would then promote sustainable transport objectives and help to reduce the demand for parking within the Estate.
The notes suggested by consultees are not material planning considerations and for that reason are not attached to the report, as part of the recommendation.
It is recommended that planning permission be granted subject to conditions in the attached schedule.
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 comments from the Manx Electricity Authority are not a material consideration and should not be afforded party status in this instance.
Inland Fisheries of the Department of Agriculture, Fisheries, Forestry have commented on planning matters; however, the site 46m away from the river and as such it is considered that Inland Fisheries do not have sufficient interest to be afforded party status.
Recommended Decision: Permitted Date of Recommendation: 22.01.2009 Conditions and Notes for Approval / Reasons and Notes for Refusal
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 permission relates to the erection of a building to provide four units for light industrial or storage/distribution purposes as shown in drawing numbers 243/2/1, 243/2/2, 243/2/6 Rev B, 243/2/8 Rev C and 243/2/11 date stamped 15th December 2008.
C 3. No unit hereby permitted shall be occupied until the car parking and associated manoeuvring space shown on the approved plans has been provided, and thereafter those areas shall be kept marked out and available for use at all times.
C 4. The units hereby approved must only be used for light industrial use (Class 5 of Schedule 4 of Town and Country Planning (Permitted Development) Order 2005) or a Storage/Distribution use (Class 6 of Schedule 4 of Town and Country Planning (Permitted Development) Order 2005)
C 5. The units hereby permitted shall not be used except in accordance with a Travel Plan, which shall include a timetable for implementation, to be submitted to and approved in writing by the planning authority.
I confirm that this decision accords with Government Circular No 56/08 (Delegation of Functions to the Acting Senior Planning Officer), GC 55/08 for Advertisements and 69/08 for Registered Buildings.
Decision Made : Permitted Date: 28/11/09
Signed: [Handwritten signature] Acting Senior Planning Officer
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