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The site is a depot situated in the heart of Balthane Industrial estate, to the south west of Balthane Road. The site accommodates a large industrial building and a wide expanse of space dedicated to vehicle parking. The site is used as a depot for a local ground works and haulage company. Access to the site is from the estate road to the north west. The site is in total 1.3 acres (0.5 ha). The building has a footprint of approximately 30m by 30m with the south western corner cut off from being a complete square. The building has a roof pitched at ten degrees.
The building is visible as part of the wider industrial estate, from some distance from the A5 north of Ballasalla which is a higher viewpoint than the estate.
The site lies within an area designated on the Town and Country Planning (Development Plan) Order 1982 and draft Southern Area Plan of 2011 as Industrial.
Proposed now are alterations to the building, upwardly extending the building to provide a second floor of accommodation in part of the building 6.5m long. The eaves would be raised by 1.6m and an additional 36 sq m of floor space will be provided.
The provisions of GP2 are applicable in this case, the main issues being the visual impact. As the site lies within an established and heavily used industrial area, the impact on adjacent users is not likely to be significant. There is a small residential unit on the other side of the lane to the north east, tucked behind another light industrial building but this does not look towards the application site and does not share an access with it.
General Policy 2 states:
"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:
a) is in accordance with the design brief in the Area Plan where there is such a brief; b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the space around them; c) does not affect adversely the character of the surrounding landscape or townscape; d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; e) does not affect adversely public views of the sea; f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; g) does not affect adversely the amenity of local residents or the character of the locality; h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; i) does not have an adverse effect on road safety or traffic flows on the local highways; j) can be provided with all necessary services; k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and n) is designed having due regard to best practice in reducing energy consumption."
The building on the site was permitted under PA 01/0970 and extended under PA 04/0096.
Malew Parish Commissioners indicate that they do not oppose the application.
The extension is not particularly attractive but is within a built up, heavy industrial environment where the poor quality of the roads, the outside storage of large amounts of equipment and materials is perhaps more striking than the individual features of any individual building.
As such, it is considered that the proposal would not adversely affect the appearance of the area or the amenities of those in adjacent properties and would otherwise comply with the provisions of GP2 and as such is recommended for approval.
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.
Recommended Decision: Permitted
Date of Recommendation: 25.02.2011
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
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 extension of the existing industrial unit as shown in drawings reference WL/11/1183/1, WL/11/1183/2, WL/11/1183/3 and 1L/11/1183/4 all received on 26th January, 2011.
I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer.
Decision Made : Permitted Date : 28/2/11
Signed : Senior Planning Officer
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