APL Planning Statement and Plan List

TOWN AND COUNTRY PLANNING ACT 1999 TOWN AND COUNTRY PLANNING (DEVELOPMENT PROCEDURE) ORDER 2019 1273-4.2.9 V1.0 JULY 2021 AMENDMENTS TO PREVIOUSLY APPROVED INDUSTRIAL UNITS AT BALTHANE INDUSTRIAL ESTATE BLOCK B APPLICATION REFERENCE: 21/00294/B PROPOSAL: AMENDMENTS TO BLOCK B PREVIOUSLY APPROVED UNDER PA 21/00294/B ADDRESS: FORMER GAS STORAGE FACILITY, BALTHANE ROAD, BALTHANE INDUSTRIAL ESTATE, BALTHANE, BALLASALLA IM9 2AG AUTHOR: EUAN P. H. CRAINE, B.Arch, M.Arch, ADPPA, ARB, RIBA

HAVEN HOMES LIMITED THE OLD CHAPEL 32-34 MALEW STREET CASTLETOWN ISLE OF MAN IM9 1AF PHONE 01624 835222 EMAIL [email protected] WEB WWW.HAVEN.IM

0.0 Contents

• 1.0 Introduction 2
• 2.0 Site and Surroundings 3
• 3.0 Recent Planning History 3
• 4.0 The Proposal 4
• 5.0 Access and Parking 5
• 6.0 Drainage 6
• 7.0 Environment 6
• 8.0 Interaction of Amendment Combinations 7
• 9.0 Merits of the Proposal 7

APPENDICES:

A Schedule of Drawings and Supporting Documentation

1.0 Introduction

• 1.1 This Statement has been prepared by Haven Homes Limited (the Applicant) and is intended to be read and considered together with all associated submissions in the application bundle.
• 1.2 The Application is made for full consent for the Proposal (pursuant to the Act1, DPO2, IMSP3 and APS4) without prejudice to any existing statutory consents, licences or other provisions in respect of the land of the Site (whether contained wholly or partly within the Site) or any concurrent applications for statutory consent in relation to either the land or the Proposal.
• 1.3 The Approval is the statutory consent granted pursuant to the Act, under reference PA 21/00294/B, on 27th May 2021. All rights are reserved to exercise the Approval as granted, regardless of the outcome of the Application.
• 1.4 The Proposal is as described in this Statement and as represented in the drawings scheduled at Appendix A. The Proposal may be summarised as an amendment to the Approval particularly concerning the construction of an industrial unit at Block B for light industrial, general industrial and storage and distribution

— as defined at UCO5 Schedule Part 2, §6, §7 and §8 (Classes 2.2, 2.3 and 2.4) — with associated parking.

• 1.5 The Site is as delineated, edged red, on the Location Plan and Site Plan. The Applicant is the registered freehold owner of the land of the Site. The Applicant’s additional ownership of surrounding land is as delineated, edged blue, on the Location Plan and Site Plan.

• 1 Town and Country Planning Act 1999
• 2 Town and Country Planning (Development Procedure) Order 2019
• 3 Town and Country Planning (Isle of Man Strategic Plan) Order 2016 and its Written Statement
• 4 Town and Country Planning (Area Plan for the South) Order 2012, its Written Statement (as amended 2014) and Maps referred to therein
• 5 The Town and Country (Use Classes) Order 2019

2.0 Site & Surroundings

• 2.1 The Balthane Industrial Estate (BIE) is delineated on Map 4 to the APS, within which the Site is entirely contained on all sides.
• 2.2 The total area of the land contained within the Site is 990m2 when measured on a horizontal plane.
• 2.3 The Site lies on the south side of Balthane Road, some 400m south east of its junction with Douglas Road. The Site is bound:—

n) to the north-east by Balthane Road, in particular a bell-mouth junction being the subject of the Approval (to be widened);

e) to the east by land being the subject of the Approval (for the construction of 3 № industrial units comprising “Block A”) and to the south-east by a watercourse referred to as the “Ronaldsburn”, with a recycling facility to the far side of the watercourse operated by JCK Limited.

s) to the south-west by industrial units including a yard and offices of JCK Limited; and

w) to the west and north-west by land being the subject of the Approval (for the construction of 7 № industrial units comprising “Block C”);

• 2.4 The Site is not within, in the vicinity of, or in a sight-line from, any Conservation Area. The Site does not contain any Registered building, nor is it in the vicinity of any Registered building.
• 2.5 The Site previously contained a LPG gas storage facility. Through changes to local gas infrastructure, the facility had become redundant with no reasonable prospect of its in situ equipment or structures being re-purposed.

3.0 Recent Planning History

A number of applications have been submitted concerning the same Site.

• 3.1 P.A. 88/00792/B was approved for:“Installation of two storage tanks.”
• 3.2 P.A. 96/00020/B was approved in July 1996 for:“Installation of 2 no. additional 24 tonne LPG storage tanks.”
• 3.3 P.A. 13/91404/A was approved in April 2014 for:“Approval in principle for the demolition of existing gas storage facility and erection of 11 light industrial units and associated parking.”
• 3.4 P.A. 16/00423/A was approved in August 2016 for:“Approval in principle for the demolition of existing gas storage facility and erection of 11 units for purposes of general industrial or light industrial or storage and distribution along with associated parking.”

• 3.5 P.A. 17/00378/B was approved in August 2018 for:“Demolition of existing gas store, levelling of site and construction of retaining walls. Use of site for the medium term storage of site vehicles, containers and building materials.”

This approval remains extant pursuant to its first condition:-

“This approval relates to the use of the site for the storage of construction equipment, vehicles and materials until 31st December, 2027.”

• 3.6 P.A. 19/01421/B was approved in February 2021 for:“Erection of 11 units for general industrial/light industrial/storage/distribution with associated parking.”

This approval remains extant pursuant to its first condition:—

“The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.”

• 3.7 P.A. 21/00294/B (the Approval) was approved in May 2021 for:“Removal of Condition 6 of PA 19/01421/B, Erection of 11 units for general industrial/light industrial/ storage/distribution with associated parking, concerning no discharging of surface water to adjacent Ronaldburn stream.”

4.0 The Proposal

• 4.1 The Proposal concerns the construction of an industrial unit to substitute Unit 04 previously granted in the Approval.
• 4.2 Unit 04 (Block B) was originally developed to accommodate specific end user requirements, which generated its particular design. In the interim, between P.A. 19/01421/B being submitted

(2019) and being ultimately determined (2021), alternative arrangements were made. It is therefore proposed that the design of Unit 04 be replaced with a more flexible building type that can be easily adapted to the requirements of end users both now and for the duration of the structure’s design life.

• 4.3 The design language of the Proposal is similar to that of the units contained within Block A and Block C, with a monopitched roof and composite cladding panels. It is intended that the development will maintain a coherent appearance as a whole.
• 4.4 The proposed unit will have a ground floor area of 80m2 with the possibility of a partial first floor mezzanine of up to 40m2 (an additional 50%) for a maximum GIA of 120m2.
• 4.5 The proposed unit will have a pedestrian access to the north elevation, a further pedestrian access to the south elevation (which may serve as a means of escape depending on end user requirements) and a vehicular access to the east elevation.

• 4.6 The vehicular access to the proposed unit has been relocated from the position shown in the Approval. This will allow for a greater quantity of parking bays to be located south of Block A and east of Block B, representing more efficient use of space than granted under the Approval and also allowing for additional soft landscaping in this area.
• 4.7 The total number of parking bays shown in the Approval accords with IMSP parking requirements. The additional parking adjacent to Block B would result in an over-provision of parking spaces when considered together with the Approval. A number of surplus bays proximate to the main vehicular access will therefore be deleted which, in turn, will enable greater provisions for those accessing the development on foot or bicycle; two pedestrian accesses from the highway will replace two parking spaces to opposite sides of the bell-mouth junction, and a bicycle parking area will replace a third parking space.
• 4.8 Where a cantilevered security gate into the development is granted under the Approval, vehicular access into the Site will instead be controlled by a two-leaf swing gate, forming part of the perimeter fencing. Recesses to the kerb line either side of the principal access will allow a continuous clear access width when the gate leaves are in their opened position. The fencing and gateway that was previously shown between Block A and Block B (enclosing a private compound) will be deleted in preference of improved manoeuvrability.

5.0 Access & Parking

• 5.1 The Approval shows 50 № car and van parking spaces. The Proposal will not reduce this quantity; 12 № spaces are shown within the Site, both as Approved and as Proposed
• 5.2 TP76 states:“The Department will require that in all new development, parking provision must be in accordance with the department’s current standards”
• 5.3 The current standards are set out at IMSP Appendix 7. Each Type of Development gives a respective parking requirement by floor area. These include, inter alia:—

“Light industrial, research and development: 1 space per 30 square metres nett floor space.” “General industrial: 1 space per 50 square metres gross floor space.” “Storage and distribution: 1 space per 100 square metres gross floor space.”

• 5.4 For the purposes of measuring the maximum required number of parking spaces that would be required by the Proposal (and its effect on the Approval), the Proposal adopts the same approach as the Approval, which was measured against the Light industrial, research and development Type of Development, or 1 space per 30m2 nett floor space, notwithstanding that General industrial and Storage and distribution uses were also approved (and that these uses have a lower parking requirement).

• 6 Transport Policy 7 at IMSP §11.5.3

• 5.5 The nett floor areas for each unit shown in the Approval and the Proposal are:Reference Area Status

• a) Block A

• Unit 01 95m2 Approved
• Unit 02 95m2 Approved
• Unit 03 95m2 Approved

b) Block B

• Unit 04 80m2 min. — 120m2 max. Proposed

c) Block C

• Unit 05 126m2 min. — 189m2 max. Approved
• Unit 06 126m2 min. — 189m2 max. Approved
• Unit 07 126m2 min. — 189m2 max. Approved
• Unit 08 126m2 min. — 189m2 max. Approved
• Unit 09 126m2 min. — 189m2 max. Approved
• Unit 10 74m2 Approved Unit 10 74m2 Approved

This gives a maximum total nett floor area of 1498m2 and a parking requirement of 49.9 parking spaces at 1 space per 30m2 nett floor space (assuming the most stringent use class requirements and the implementation of all mezzanines). The Proposal therefore strictly complies with TP7.

6.0 Drainage

• 6.1 The drainage design of the Proposal makes no material change to the drainage design of the Approval.
• 7.0 ENVIRONMENT

7.1 The landscape design shown in the Approval is the subject of acondition (Condition 2 to PA 19/01421/B), which states:—

“The development shall not commence until a hard and soft landscaping scheme has been submitted to and approved in writing by the Department. Such scheme shall include details of all walls, fences, trees, hedgerows and other planting to be retained, new walls, fences and other boundary treatments and finished ground levels, planting specification including numbers, density size species and positions of all new trees and shrubs, location of grassed areas, details of hard surface treatment of the open parts of the site and a programme of implementation. All hard and soft landscaping works shall be carried out in accordance with the approved programme of implementation. Any trees or plants which within a period of five years from the date of planting die are removed or become seriously damaged or diseased shall be replaced during the next planting season with other trees or plants of species and size first approved in writing by the Department. All hard landscaping shall be permanently retained.”

• 7.2 As all rights are expressly reserved to exercise the Approval as granted, the Applicant will undertake to discharge the condition referred to above by a separate submission to the Planning Authority (without prejudice to the Application)

• 7.3 The soft landscaping scheme of the Proposal will augment that of the Approval with greater provision of soft landscaping and also further mitigation for any perceived biodiversity loss (notwithstanding the consent granted under PA 17/00378/B to raze and entirely cover the site with hardcore).

8.0 Interaction Of Amendment Combinations

• 8.1 In addition to the proposed amendments sought in this Application, amendments to Block A and Block C are also sought in separate, concurrent applications.

• 8.2 It is understood that each application must be considered on its own merits, and without prejudice to any another application. Nevertheless, it is necessary to demonstrate that the Proposal can be implemented in combination with any other amendments sought, without detrimentally affecting the Approval. These combinations may be summarised as:—

Ref Block A Block B Block C Description Note

• 1273-011.00 Approved Approved Approved no amendments n/a

• 1273-011.01 Approved Approved Proposed only C amended n/a

• 1273-011.02 Approved Proposed Approved only B amended
• 1273-011.03 Approved Proposed Proposed both B and C
• 1273-011.04 Proposed Approved Approved only A amended n/a

• 1273-011.05 Proposed Approved Proposed both A and C n/a

• 1273-011.06 Proposed Proposed Approved both A and B
• 1273-011.07 Proposed Proposed Proposed all amendments

• 8.3 For the foregoing reasons, site plans showing the Proposal with and without the implementation of other amendments sought have been prepared in order to demonstrate that the individual amendments may be treated independently of one another.

• 9.0 MERITS OF THE PROPOSAL

9.1 The Proposal would realise the APS designated land use.

• 9.2 The external appearance of the Proposal is compatible with the design language of the Approval and will therefore maintain the Approval’s coherent appearance.
• 9.3 The redistribution of parking (without a reduction in quantity) will permit greater provision for sustainable means of transport at the principal access of the Approval.
• 9.4 Notwithstanding that the site comprises brownfield land, additional areas of soft landscaping will be introduced and further assist in enhancing the streetscape, in accordance with the stated objectives of the Area Plan in an area cited for its current substandard appearance.
• 9.5 It is considered that the Proposal represents an overall improvement to the Approval and can be implemented in combination with other, separately sought amendments.

Appendix A

Schedule of drawings submitted in support of the Application

Author Reference Rev. Drawing Title

• Haven Homes 1273-009.00 A Location Plan
• Haven Homes 1273-009.01 A Site Plan as Existing
• Haven Homes 1273-009.02 A Site Plan as Approved
• Haven Homes 1273-009.03 A Site Plan as Proposed
• Haven Homes 1273-009.04 A Swept Path Analysis
• Haven Homes 1273-009.05 A Hard Landscaping Plan
• Haven Homes 1273-009.06 A Soft Landscaping Details

• Haven Homes 1273-009.10 A Unit 04 Plans & Elevs (Approved)
• Haven Homes 1273-009.11 A Unit 04 Plans & Elevs (Proposed)

• Haven Homes 1273-011.02 A Block B Only Amended
• Haven Homes 1273-011.03 A Block B & C Both Amended

• Haven Homes 1273-011.06 A Block A & B Both Amended
• Haven Homes 1273-011.07 A Blocks A, B & C All Amended