APL Planning Statement and Plan List

TOWN AND COUNTRY PLANNING ACT 1999 TOWN AND COUNTRY PLANNING (DEVELOPMENT PROCEDURE) ORDER 2019 1273-4.2.10 V1.0 JULY 2021 AMENDMENTS TO PREVIOUSLY APPROVED INDUSTRIAL UNITS AT BALTHANE INDUSTRIAL ESTATE BLOCK C APPLICATION REFERENCE: 21/00294/B PROPOSAL: AMENDMENTS TO BLOCK C 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 substitution of Unit №s 05, 06 and 07 at Block C for the creation of site area for the stationing and washing of rental motor vehicles, secure parking of customer vehicles, and amendments to Unit № 08 to create two additional vehicular accesses for the maintenance of rental motor vehicles.
• 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

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 1180m2 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 land being the subject of the Approval (for the construction of 3 № industrial units comprising the remainder of “Block C”);

e) to the east by land being the subject of the Approval (for parking and manoeuvring) and to the south-east by land also being the subject of the Approval (for the construction of 1 № industrial unit comprising “Block B”);

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

• 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 principally concerns the substitution of 3 № units shown in the Approval as Unit №s 05, 06 and 07 for the creation of site area for the stationing and washing of rental motor vehicles, secure parking of rental and customer vehicles, and amendments to Unit № 08 to create two additional vehicular accesses for the maintenance of rental motor vehicles.
• 4.2 The gross site area created would itself measure some 850m2, including space required for the manoeuvring of vehicles (but excluding Unit 08).
• 4.3 The deletion of Unit №s 05, 06 and 07 will result in the south elevation to Unit № 08 being treated similarly as the south elevation of Unit № 05 is shown in the approval, save for the addition of two vehicular accesses to this side of the unit, but would not itself result in the creation of any floor area to Unit № 08.
• 4.4 Unit № 08 will no longer require a mezzanine and so its gross internal area may be treated as 126m2, (a reduction of 63m2). Each of Unit №s 05, 06 and 07 had a maximum gross internal area of 189m2, meaning a further reduction of 567m2, or a total reduction of 630m2 floor area to Block C.

5.0 Access & Parking

• 5.1 The Approval shows 50 № car and van parking spaces. The Proposal will reduce the total floor area of Block C.
• 5.2 TP75 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 It is understood that the stationing, maintenance and washing of motor vehicles may be considered Sui Generis in terms of use, there being no UCO6 class defined for such purpose.

• a) Regarding the floor area of Unit № 08, General industrial use (UCO Class 2.3) is adopted as an approximate equivalent to establish the parking requirements of this element of the Proposal.
• b) Regarding the site area that would be created, of the gross 850m2, a net site area some 450m2 would be designated for the stationing of vehicles. Storage and distribution use (UCO Class 2.4) is adopted as an approximate equivalent to establish the parking requirements of this element of the Proposal.

• 5.5 The Approval was measured against the Light industrial (UCO Class 2.2), 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).
• 5.6 The nett floor areas for each unit shown in the Approval and the Proposal are:Reference Area Use Class Measure Status

• a) Block A

• Unit 01 95m2 UCO 2.2 (1 per 30m2) Approved
• Unit 02 95m2 UCO 2.2 (1 per 30m2) Approved
• Unit 03 95m2 UCO 2.2 (1 per 30m2) Approved

b) Block B

• Unit 04 114m2 UCO 2.2 (1 per 30m2) Approved

• c) Block C

• Former Unit 05 @150m2 UCO 2.4 (1 per 100m2) Proposed
• Former Unit 06 @150m2 UCO 2.4 (1 per 100m2) Proposed
• Former Unit 07 @150m2 UCO 2.4 (1 per 100m2) Proposed

• Unit 08 126m2 UCO 2.3 (1 per 50m2) Proposed
• Unit 09 189m2 UCO 2.2 (1 per 30m2) Approved
• Unit 10 74m2 UCO 2.2 (1 per 30m2) Approved Unit 10 74m2 UCO 2.2 (1 per 30m2) Approved

• 5 Transport Policy 7 at IMSP §11.5.3
• 6 The Town and Country (Use Classes) Order 2019

• 5.7 The foregoing gives a total of:732m2 in respect of UCO class 2.2 (24.4 parking spaces); 126m2 in respect of UCO class 2.3 (2.5 parking spaces); and 450m2 in respect of UCO class 2.4; (4.5 parking spaces). This would give a total requirement of 31.4 car parking spaces and it is therefore considered that the effect of the Proposal on the Approval is to reduce the total number of car parking spaces from 50 № to 32 №. The provision of 42 № car parking spaces will strictly comply with the requirements of TP7.
• 5.8 Given a requirement for 7 car parking spaces derived from the approximate uses found in IMSP (the actual use sought being Sui Generis), and that it is anticipated that only two members of staff will be required for the operation of the facility on site, it is plain that the threshold of 30 two-way peak hour vehicle trips referred to at MfMR7 §G.1.2 will not be exceeded and would not in any event exceed the combined traffic generation of Unit №s 05 — 08 inclusive shown in the Approval (25 parking spaces).
• 5.9 A total of 40№ spaces would be provided for the stationing of motor vehicles. Stationing spaces will clearly not require the same standards referred to in MfMR for on-street parking. For the purposes of establishing a suitable layout for the stationing of motor vehicles, a space of 2.250m × 5.000m has been adopted, on the basis that the width of an average vehicle is some 1.800m.
• 5.10 Swept path analysis has been undertaken, demonstrating each row of stationing spaces, together with the parking proposed on site and the vehicular accesses into Unit № 08, will be feasible.

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 topography to the west corner of the site requires groundretention (as is also shown to the corner of Unit № 08). Thiswill be set back from the boundary to reduce the amount ofengineered structure that would otherwise be required. Theresultant area would be redundant space and will thereforeprovide an opportunity to introduce an area of soft landscaping.

• 7.2 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 thisApplication, amendments to Block A and Block B are also soughtin separate, concurrent applications.

• 7 Manual for Manx Roads GN-00-019 Rev 2.00 (February 2021)

• 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
• 1273-011.02 Approved Proposed Approved only B amended n/a

• 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
• 1273-011.06 Proposed Proposed Approved both A and B n/a

• 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 POLICY

• 9.1 BP58 states:—

“On land zoned for industrial use, permission will be given only for industrial development or for storage and distribution; retailing will not be permitted except where either:

• (a) the items to be sold could not reasonably be sold from a town centre location because of their size or nature; or
• (b) the items to be sold are produced on the site and their sale could not reasonably be severed from the overall business; and, in respect of (a) or (b), where it can be demonstrated that the sales would not detract from the vitality and viability of the appropriate town centre shopping area.”

• 9.2 The planning officer’s report in respect of P.A. 13/91404/A (cf. §3.3), at §7.1, concludes in its recommendation:—

“[...] it is considered that the planning application is in accordance with General Policy 2 and Business Policy 5 of the Isle of Man Strategic Plan 2007 and the Area Plan for the South [...]”

• 9.3 It is considered that, because of both the size and nature of the operation shown in the Proposal, that the same operation could not be reasonably located within a town centre location. For this reason, the Proposal is consistent with the APS land use designation of the Site and BP5. Indeed, the Planning Authority has previously granted such use in areas designated for industrial use.

• 8 Business Policy 5 at IMSP §9.2.6

10.0 Merits Of The Proposal

• 10.1 The Proposal would be in compliance with BP5.

• 10.2 The external appearance of the Proposal is compatible with the design language of the Approval and will therefore maintain the Approval’s coherent appearance.

• 10.3 The parking requirements of the Approval will remain compliant and exceed the quantity required under TP7.
• 10.4 Notwithstanding that the site comprises brownfield land, additional areas of soft landscaping will be introduced and further assist in enhancing the potential for wildlife habitats.
• 10.5 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 1273-010.00 A Location Plan
• Haven Homes 1273-010.01 A Site Plan as Existing
• Haven Homes 1273-010.02 A Site Plan as Approved
• Haven Homes 1273-010.03 A Site Plan as Proposed
• Haven Homes 1273-010.04 A Swept Path Analysis

• Haven Homes 1273-009.05 A Hard Landscaping Plan
• Haven Homes 1273-009.06 A Soft Landscaping Details

• Haven Homes 1273-010.10 A Block C Floor Plan as Approved
• Haven Homes 1273-010.11 A Block C Elevations as Approved
• Haven Homes 1273-010.12 A Block C Floor Plan as Proposed
• Haven Homes 1273-010.13 A Block C Elevations as Proposed

Haven Homes 1273-011.01 A Block C Only Amended Haven Homes 1273-011.03 A Block B & C Both Amended Haven Homes 1273-011.05 A Block A & C Both Amended Haven Homes 1273-011.07 A Blocks A, B & C All Amended