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Application No.: 22/00984/C Applicant: NK Construction Ltd Proposal: Change of use application for use as construction company with storage & distribution and to include the associated use as a vehicle operating centre (part retrospective). Site Address: Unit 5 Spring Valley Industrial Estate Douglas Isle Of Man IM2 2QR Senior Planning Officer: Mr Jason Singleton Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 07.11.2022
C : Conditions for approval N : Notes attached to conditions This application has been recommended for approval for the following reason.
The proposed use for a construction company and associated storage/distribution and parking of vehicles is considered to be a compatible use with the land use designation and would comply with Strategic Policy 5 and Business Policy 1 and 7 of the Strategic Plan 2016.
This decision relates to drawings and information received on 23 August 2022, referenced; 1056-01; 1056-02 ______________________________________________________________ Interested Person Status – Additional Persons None _____________________________________________________________________________
1.0 THE SITE - 1.1 The application site is Unit 5 Spring Valley Industrial Estate. The building is two storey in height with a low pitched roof and form part of a terrace of industrial styled buildings. The
building is located to the south of the internal access road and set back with parking to the front and rear.
2.0 THE PROPOSAL - 2.1 Proposed is a Change of use application for use as Construction Company with storage & distribution and to include the associated use as a vehicle operating centre (part retrospective). - 2.2 There are no material alterations to the property and this application is purely considering the use of the premises. - 2.3 The agent has supplied a supporting statement that notes; "The building has been used for this purpose for a continued 5 years and seeks to regularise the use, internally the building and external "yard" areas consist of; Site, floor and use areas are outlined as follows: Site area: 761 sq.m. Building / Ground Floor: 358 sq.m. First Floor: 262 sq.m. Total: 620 sq.m.
The internal space provides: Warehouse / Storage: 291sq.m. Office, meeting & training rooms: 220 sq.m. Ancillary accommodation: 109 sq.m. The site fronts onto the public estate road and provides 3 car parking spaces.
The rear of the site is accessed from a privately owned road and has a hardstanding area of 230 sq.m, measuring 15.3 x 15.05 m. This area is used for daytime parking of staff cars and can provide overnight parking for construction vehicles if required.
3.0 PLANNING POLICY - 3.1 The site lies within an area zoned as "Industrial" on the Area Plan for the South, Map 4
3.2 The following policies from the 2016 Strategic Plan are considered pertinent in the assessment of this application;
Strategic Policy 7 Protection of industrial land
General Policy
Business Policy 1 - creation of employment opportunities 5 - no retail and only storage and distribution on industrial sites Transport Policy 4 - Highway Safety 7 - Parking Provisions
4.0 PLANNING HISTORY - 4.1 16/01419/B - Installation of additional and alteration to existing windows. Approved. 07/00511/C - Change of use from sales warehouse to workshop and showroom.
Approved.
5.0 REPRESENTATIONS (in brief - full reps can be read online) - 5.1 Braddan Commissioners (15/09/22) no objection. - 5.2 Highways Services (15.09.22) no objection
6.0 ASSESSMENT - 6.1 The fundamental issues to consider in the assessment of this planning application are;
6.2 The site is zoned as industrial and specifically reserved for storage and distribution that is reinforced through the Strategic Plan at Strategic Policy 7 and Business Policy 5. As such the proposed use for a construction company and associated storage and distribution with ancillary office use would be appropriate for the context of the area and would be in accordance with the land use designation. The application also refers to the use as an associated vehicle operating centre which in this instance would be ancillary to the use proposed by this application and as such has not been included in the assessment.
6.3 When assessed again the broader principles of General Policy 2 and Business Policy 1 a Change of use application for use as Construction Company with storage & distribution and to include the associated use as a vehicle operating centre would not impact on the wider character and appearance of the area, nor would it conflict with adjacent uses of the Spring Valley Industrial Estate. It is further noted there are no material alterations to the building only the change of use.
6.4 The estate generates a variety of different users to the business in the estate and this traffic is generally day time and week day traffic and as such there is likely to be capacity on the roadways and adjacent parking areas to accommodate any vehicles which cannot be accommodated on the site such that there will not be an adverse impact on the highway network in the vicinity of the site. It is noted there are 3 parking spaces to the front and additional parking to the rear on the apron area in front of the roller shutter doors. The use as a vehicle operating Centre as part of the business use, would be in conjunction with the building and its current use and would allow parking of larger sized (HGV) vehicles to the rear. - 6.5 Highway Services have considered the merits of the proposal, access to and from the site from the highway, as well as parking and highway safety. As the transport professionals their comments are heavily relied upon and as they do not object, the proposal would be aligned with the principles of GP2 (h&i) and TP 4 and 7. RECOMMENDATION
7.1 For the above reasons, the change of use is not considered to be unacceptable or to adversely impact generally on amenity of the area. Highway issues are also expected to be minimal given the location and the availability of parking either at the site or in nearby area. For these reasons the application and proposal is recommended for approval. - 8.0 INTERESTED PERSON STATUS
8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:
8.2 The decision maker must determine:
I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.
Decision Made : Permitted Date: 15.11.2022 Determining officer
Signed : C BALMER Chris Balmer Principal Planner
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