31 October 2017 · Planning Committee
Crosby Wholesalers, Main Road, Crosby, Isle Of Man, IM4 4bn
The proposal is for retrospective approval to use part of an existing industrial-style self-storage and document storage warehouse as offices for an accountancy business and the adjacent yard for car sales, limited to a maximum of six vehicles at any time using a 'sourcing to order' model.
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The officer assessed the proposal against General Policy 2, Transport Policy 7, Environment Policy 22, Strategic Policy 9, and Business Policy 7, noting the site is in a High Landscape Value area but …
General Policy 2
General Policy 2 of the Strategic Plan is the primary policy for assessment given the extant storage use. The officer considered impacts on highway safety, amenity, and landscape, finding the small-scale additions acceptable with conditions as they would not exceed existing use impacts.
Transport Policy 7
Requires safe access and traffic flow. Poor visibility and bus stop noted, but small car sales scale unlikely to cause significant additional movements versus self-storage or prior retail, addressed by condition limiting vehicles.
Environment Policy 22
Relevant to High Landscape Value zoning. Existing built development and screening by trees/wall accepted; proposal does not harm scenic significance.
All new retail development (excepting neighbourhood shops and those instances identified in Business Policy 5) sited within the town and village centr
Directs employment uses to town/village centres. Crosby village with services (including approved shop) deemed sustainable for small office despite non-zoned location.
Business Policy 7
Similar to SP9, directs business uses to centres. Small office acceptable in village setting with existing building.
Maximum six vehicles for sale
At no time shall there be on the site more than six vehicles offered for sale. Reason: In the interest of highway safety and protection of public and private amenity.
Operating hours 9am-5:30pm
The administration services ancillary to the car sales use hereby approved shall operate between 9:00am and 5:30pm daily, and no customers related to that use shall be served or remain within John Lancaster House outside of those hours. Reason: In the interest of general amenity and controlling the use of the site.
No other retail uses
For the avoidance of doubt, no retail use shall take place from the application site beyond that expressly approved under this application (car sales). Reason: In the interest of controlling the future use of this site, in view of its location near to residential dwellings and with a poor highway access.
requested deferral for more details on traffic generation but not suggesting refusal
Marown Parish Commissioners raised concerns about vehicle movements, visibility, operating hours, and land ownership, while Highways Division deferred comments awaiting additional traffic information. No final recommendations of objection or no objection were made.
Key concern: exit visibility is sub-standard
Marown Parish Commissioners
ObjectionThe Commissioners have concerns about additional vehicle movements into and out of the premises where exit visibility is sub-standard.; There is no indication of operating hours of the car sales business. The Commissioners have objected previously to use of the premises out of office hours for environmental reasons.; The applicant is put to strict proof of ownership of this area in default of which it must be excluded from the Application site.
Marown Parish Commissioners
No CommentThe Commissioners are aware of at least one objector and interested party to the first two-named matters has not received notification of the amendment.; Interested parties (those who have responded to the initial plans) must be notified of their existence by letter as the Commissioners are.
Department of Infrastructure (DOI) Highways Division
No CommentDEFER - awaiting information; Any development that may result in additional traffic movements in and out of the access require a more detailed consideration of its impact on the free and safe flow of traffic on a busy strategic link serving the Island.; Please request additional details prior to final comments.
Marown Parish Commissioners
ObjectionThey resolved that the revised plans meet the third comment in their letter of 21st ultimo.; They continue to have concerns about operating hours and vehicle access and egress outlined in the same letter. These have not been addressed.
