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Application No.: 19/00328/B Applicant: Dandara Commercial Ltd Proposal: Construction of 18 industrial/storage and distribution units with associated highway/parking Site Address: Part Of Recycling Compound Middle Park Kewaigue Braddan Isle Of Man Planning Officer: Miss Lucy Kinrade Expected Decision Level: Planning Committee Recommended Decision: Permitted Date of Recommendation: 03.12.2019 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions
Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
Reason: The Department has assessed the impact (parking and amenity) of the development based on the uses requested in the application. The application has not been assessed for use as Light Industrial, Research and Development or Special Industrial which would have to be subject to a subsequent application.
Reason: The car parking provision has been calculated on the proposed uses and gross footprint shown in the drawings only.
Reason: Waste proposals are required to be accompanied by an E.I.A which has not been provided as part of this application.
N 1. The applicant is advised to engage in discussions with the Isle of Man Fire and Rescue Service and Manx Utilities prior to the commencement of any works relating to the development hereby approved.
Plans/Drawings/Information;
This approval relates to drawing number A_PL_521 Rev D date stamped and received 02/12/2019. Drawing numbers A_PL_522 Rev A, BGH2, 2 x Stage 1 Road Safety Audit and covering letter all date stamped and received 06/09/2019. Foul Drainage Design and Klargester Spec sheet, Planning Statement and drawing numbers A_PL_520 Rev B, A_PL_524 and A_PL_523 all date stamped and received 22/03/2019.
_______________________________________________________________ Interested Person Status – Additional Persons
It is recommended that the following Government Departments should be given Interested Person Status on the basis that they have made written submissions relating to planning considerations:
It is recommended that the following groups should not be given Interested Person Status as they are not considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 6(4):
THE APPLICATION IS BEFORE THE PLANNING COMMITTEE AS THE RECOMMENDATION IS CONTRARY TO THE OBJECTION RECEIVED FROM THE LOCAL AUTHORITY.
1.1 The application site is a parcel of land just east of the Energy From Waste Plant in Braddan. The site is wedged between a number of existing industrial units and an area used as
1.2 The immediate area has been subject to a number of applications over recent years including PA 06/00558/B for the original approval for the existing industrial units PA's 14/00846/B and 16/00983/B for creation of recycling compounds, PA 05/02023/B erection of animal waste facility and PA 00/02311/REM for the incinerator. - 1.3 The site subject to this application has also been subject to a previous application in 2010 under PA 10/00155/B for the relocation of a stone recycling area and the creation of 20 industrial starter units and an extension to the access road, the application was approved at appeal in 2011. The approved access road facilitating the development was completed prior to 2015 although the industrial units themselves were never built. THE PROPOSAL
2.1 Proposed as part of this application is the erection of 18 industrial and storage and distribution units split into two parallel rows of 9 units with parking and manoeuvring space in between. Each row will measure around 80m x 12m and set about 20m apart. Each row is to be finished with a shallow pitched roof with 6m eaves; the base of the units are to be finished in rendered blockwork with sheet cladding above. - 2.2 The proposed industrial units are to be smaller than those previously approved, each measuring approx. 1000sq ft bar one end unit which is to be 1350sq ft. Two parking spaces are provided to the front of each unit next to their individual roller shutter door, a number of spaces are also to be situated at the end of the site equalling 38 spaces in total.
PLANNING HISTORY The site and surrounding area has been subject to a number of previous applications relating to the development of the Energy From Waste incinerator (00/02311/REM), an animal waste plant (05/02023/B), recycling compounds and industrial units. Most relevant in this case of this application being:
4.1 The application site is in an area zoned as "agricultural/open space" identified on the Braddan Local Plan 1991, however the planning history of the site and the surrounding area would evidence an established industrial use and particularly with the extant approval for 20 larger industrial units on the site approved under PA 10/00155/B. There have been no changes to Strategic Plan policy since the assessment of the previous application; given the planning status of the site the key factors for consideration are comparing the current proposal for industrial and storage and distribution use against the extant approval for just industrial use (Business Policy 5), and whether there would be any new impact on visual and general amenity and highway safety (Environment Policies 1 and 2, General Policy 2, Community Policy 10 and Appendix 7). Two documents have been released since 2010; Employment Land Review 2015
"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:
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."
4.3 Environment Policy 1:
The countryside and its ecology will be protected for its own sake. For the purposes of this policy, the countryside comprises all land which is outside the settlements defined in Appendix 3 at A.3.6 or which is not designated for future development on an Area Plan. Development which would adversely affect the countryside will not be permitted unless there is an overriding national need in land use planning terms which outweighs the requirement to protect these areas and for which there is no reasonable and acceptable alternative.
4.4 Environment Policy 2:
The present system of landscape classification of Areas of High Landscape of Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce difference categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that:
4.5 General Policy 2:
"Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:
4.6 Community Policy 10:
"Proposals for the layout and development of land will be permitted only where there is provided proper access for fire-fighting vehicles and adequate supplies of water for fire-fighting purposes."
"Light industrial, research and development - 1 space per 30 sq m nett floor space. General industrial - 1 space per 50 sq m gross floor space. Storage and distribution - 1 space per 100 sq m gross floor space."
REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.
5.1 Braddan Parish Commissioners - Objection 29/04/2019 and 07/10/2019.
5.2 Department of Infrastructure (DOI) Highway Services - O - oppose (25/04/2019)
remind the applicant to enter into a Section 109A Highway Agreement for the new site access junction onto the adopted highway.
5.3 Manx Utilities Authority - Comments (18/04/2019) - There are high voltage cables in the area of this development and the applicant is advised to contact MUA prior to any works being carried out onsite. - 5.4 Isle of Man Fire and Rescue Services - COMMENTS (17/04/2019 and 03/10/2019)
ASSESSMENT Principle of Proposed Use
6.1 The current proposal seeks to supersede an extant approval for a larger scheme of 20 industrial units with a new scheme of 18 smaller units on a smaller site with a mix of industrial and storage and distribution use. While the site is not designated for any use, it is predominantly industrial in its nature and Business Policy 5 indicates that where there is land zoned for industrial use permission will also be given for storage and distribution but retailing will not generally be accepted. The proposal in this case does not propose retailing and therefore the proposed industrial and storage and distribution uses here are considered to be acceptable. The Commissioners have objected to the application stating that the site should be kept for waste purposes only, however the 2010 approved units could be built at any time and the site has already been lost to industrial purposes. However some waste uses would be classed as industrial processes which could operate from the site, and such 'special waste/industrial processes' would require permission and an appropriate EIA, but in any case would perhaps be best suited to this area where the incinerator, animal plant and recycling compounds already exist and where there is an expected level of industrial noise and smells rather than within or near to residential areas. Visual and Amenity Impact
6.2 In terms of visual and general amenity impacts the proposal is not likely to be so significantly different to the outstanding approval as to bring about any new issues or concerns, if anything the reduction of unit numbers and a reduction to their overall size and spread may in fact have a slightly reduced impact compared with the 2010 approval. Highway Safety - 6.3 The development is to be provided with 38 car parking spaces. The minimum highway parking standards, if all the units were in to be in industrial use, would require 1 space per 50sq m, therefore the proposed 1705sq m floor area requires 35 spaces, meaning there is an over provision of 3 spaces. Highway Services are satisfied that sufficient parking, turning and access (including visibility) is provided at the site and a suitably worded condition should be added to ensure its provision prior to occupation of the units and their retention in perpetuity. The car parking spaces have been calculated on the proposed industrial and storage and distribution use only, in this respect it's also considered appropriate to add a condition specific to theses uses only.
7.1 For the above reasons the application is considered to be acceptable and to accord with EP1, EP2, General Policy 2 and Appendix 7 of the Strategic Plan. In light of the special circumstances of this specific site the proposal is also considered satisfactory in terms of CP10. The application is recommended for approval subject to those conditions specified in 6.6. - 8.0 INTERESTED PERSON STATUS
8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 (Article 6(4), the following persons are automatically interested persons:
8.2 The Planning Committee must determine:
8.3 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given Interested Person Status.
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the appropriate delegated authority.
Decision Made : …Permitted……….... Committee Meeting Date:…16.12.2019
Signed :………L KINRADE…………….. Presenting Officer
Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph to the officer report).
Signatory to delete as appropriate YES/NO See below
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