Conversion of existing industrial unit to a cafe with external seating area to rear
Site Address:
Unit Kb1
Harcourt Drive
Balthane
Ballasalla
Isle Of Man
IM9 2AG
Officer's Report
THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE AS THE PROPOSED USE IS NOT IN COMPLIANCE WITH THE PREVAILING LAND USE ON THE DEVELOPMENT PLAN
The Site
The site is the curtilage of an existing unit within Balthane Industrial estate. The unit is single storey, finished in brick walling with a corrugated sheeted roof. The frontage has a roller shutter door with one horizontally proportioned window on each side and a pedestrian door alongside the left hand side window. The right hand side part of the unit has two pedestrian doors alongside two windows. There is space for the parking of around five vehicles in front of the units.
The Proposal
Proposed is the conversion of the unit into a cafe designed to serve the patrons of the estate. A small outdoor seating area is proposed at the rear which will seat around 20 people. The floor area is around 120 sq m gross.
Alterations to the building include replacing the roller shutter door with a large glazed door, replacement of the two windows alongside with patio doors and the replacement of a rear window with patio doors to access the outdoor seating area. The existing sign board is to be re-surfaced and the new cafe name applied.
Planning Status And Policy
The site lies within an area of Existing Predominantly Industrial Use on the Town and Country Planning (Development Plan) Order 1982 and Industrial on the draft Southern Area Plan of 2012.
The Plan contains a description of Balthane as follows:
"6.8.2 The Balthane Industrial Estate is located just South of Ballasalla village. The Estate is used by a mix of businesses but incremental development, poor maintenance of buildings, roads and footways, has over the years, resulted in the Estate appearing neglected and unattractive in many parts giving a poor impression to the public, customers and businesses alike. It is recognised that the Estate is home to some uses which are essential to support the
Case Officer :
Miss S E Corlett
Photo Taken :
Site Visit :
08.10.2012
Expected Decision Level :
Planning Committee
Island and also that there is scope for the general appearance and access to the Estate to be improved. There is considerable land available at Balthane which was first identified on the 1982 Development Order. It has been deemed appropriate to carry forward this designation into the Area Plan but there is a need to secure improvement works on the estate."
The Plan goes on: "Employment Recommendation 1: It is recommended that the Department of Infrastructure, the Department of Economic Development and Malew Parish Commissioners work collaboratively to produce a strategy for improvements at Balthane Industrial Estate. This will include general environmental improvements, and also improvements in respect of access, lighting and infrastructure in an effort to ensure that the Estate is an attractive place for both users and customers."
There are no policies which comment specifically on the use of industrial areas or sites for non-industrial purposes. This is dealt with in the Strategic Plan at Business Policy 5: "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."
The Strategic Plan does not provide a parking standard specifically for this type of development. However, there is a provision for lesire and assembly (including cinemas, meeting halls, swimming baths, leisure centre and the conference and leisure facilities of hotels) which is one space per 15 sq m gross of floor area.
Planning History
There have been no applications submitted in respect of this site which are relevant to the consideration of this application.
Representations
The Manx Electricity Authority seeks consultation regarding the provision of an electricity supply to the building.
Assessment
In discussions with the applicant, it is their intention to provide a service primarily for the staff on the estate who only presently have a caravan-type catering facility to provide hot food and there is nowhere for customers to sit and have their lunch or drink. Given the environment of Balthane, it is very unlikely that such a facility will pose a threat to the other catering establishments in the vicinity - the Whitestone Public House, Silverdale Cafe and The Abbey restaurant. Whilst Balthane is a place of industrial uses, there are still staff and customers who visit the area and may want somewhere to site, outside their individual premises, and perhaps have a drink, food or meal.
Similarly, it is not likely that the facility will attract many customers from outside the estate and as such, whilst 8 spaces are required, and only five are provided, it is not likely that parking on the highway will result in so significant an issue as would render the application unacceptable.
The changes to the building will not render the unit unusable for industrial purposes and are not irrevocable. As such, the application is recommended for approval.
Party Status
The local authority, Malew Parish Commissioners are, 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 Manx Electricity Authority does not raise material planning considerations and as such should not be afforded party status in this case.
Recommendation
Recommended Decision: Permitted
Date of Recommendation: 07.01.2013
Conditions and Notes for Approval / Reasons and Notes for Refusal
C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: Notes attached to refusals
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 conversion of the existing unit to a cafe as shown in drawings 1184.1, 1184.2, 1184.3 and 1184.4, all received on 5th December 2012.
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the Town and Country (Development Procedure) 2005
Decision Made: ... Committee Meeting Date: ...
Signed: ... Presenting Officer
Further to the decision of the Committee an additional report/condition reason is required. Signing Officer to delete as appropriate
YES/NO
7 January 2013
7 January 2013
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