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Application No.: 10/01321/B Applicant: C J Bridson Ltd Proposal: Extension to existing depot and creation of first floor offices Site Address: Unit KC Harcourt Drive Balthane Ballasalla Isle Of Man IM9 2AG ### Considerations Case Officer : Miss S E Corlett Expected Decision Level: Senior Planning Officer ### Written Representations ### Consultations Consultee : IOM Water \& Sewerage Authority (Water) Notes: No objection subject to the following condition Consultee : Highways Division Notes: Objection 12.10.10 - Do not oppose Consultee : Malew Parish Commissioners Notes: Although they do not object to the extension to existing depot and creation of first floor offices, they suggest that the storage area should be fenced off. 22.10.10 - No objection
The site is the curtilage of an existing industrial building situated towards the south western end of Balthane Industrial estate. The building presently on the site is a single storey industrial building which accommodates mostly storage facilities with a locker room and small kitchen. The other buildings to the north east are very similar - all single storey with a single vehicular aperture in the front elevation and modern, domestic style windows. The application site also has parking and storage space to the side, unlike the others in the row, which results in the application site being able to accommodate approximately fourteen cars for a floorspace of 162 sq m if floorspace.
The site lies within an area of Industrial land on the Town and Country Planning (Development Plan) Order 1982 and draft Southern Area Plan which was published on 23rd October, 2009.
No planning applications have been submitted in respect of this site.
Proposed is the upward extension of the property to provide a further floor of accommodation. The fenestration in the upper floor will match that of the largest window on the ground floor. A total of 221 sq. m of floor space is to be provided, resulting in a requirement for between 7 and 5 parking spaces in accordance with the requirements of the Strategic Plan Appendix Seven. The floor layout however includes offices on the first floor, associated with the administration of the building company operated from the ground floor, which could accommodate up to 22 people if all workstations were manned and the conference/training room were completely full and the maximum number of visitors were accommodated. It is most unlikely that that scenario would ever occur. The proposed layout shows either car parking spaces in front of the building (two of which are directly in front of the vehicular access to the building) and one larger van type vehicle to the side of the building with space for a further two if required.
The applicant has amended the proposal to include security fencing as required by the local authority and to clarify the parking provision as required by the highway authority. The perimeter fencing will be enclosing the storage area and will be to match surrounding fencing - the adjacent fencing is vertical posts and approximately 1.8 m high. The parking represents eight parking spaces in front of the building and further longer spaces in the storage yard area.
Malew Parish Commissioners and Highways and Traffic Division indicate that they no longer object to the application following the receipt of the amended plans.
The Isle of Man Water and Sewerage Authority request a condition requiring that no surface water is discharged to the main foul sewer. The application plans indicate that the discharge will be to the existing system without indicating what that is. However there is to be no extension to the footprint or hard surfacing within the site so it is considered that it would not be appropriate to attach a condition as suggested.
The proposed use - a building company depot with associated offices - is both the same as the existing and consistent with the approved land use. The proposal will provide sufficient parking and considerably more than do the adjacent units, even considering the additional floor space.
The extended building will be taller than its neighbours and not particularly attractive. In preapplication discussions the applicant was asked to consider a complete re-development of the building to result in a less unattractive building than is proposed. However, the applicant has declined to do this and what is proposed is an upward extension of the existing building.
The site is within an area where the style of building is very utilitarian and whilst the proposals will not enhance the building or the area, it is not considered that the area warrants a presumption against development which would not enhance the area. Continued investment in Balthane should be encouraged as the estate gradually improves with new businesses being introduced and existing businesses investing and expanding their property.
The local authority is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status.
The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.
The Isle of Man Water and Sewerage Authority is a statutory authority and should be afforded party status in this instance.
Recommended Decision: Permitted
Date of Recommendation: 05.11.2010
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This permission relates to the alterations and extensions shown in drawings 05 Rev A received on 13th October, 2010 and 01, 06, 07 all received on 7th September, 2010.
I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer.
Decision Made : Permitted Date : Signed : Senior Planning Officer
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