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Case Officer: Mr Ian Brooks Photo Taken: Site Visit: Expected Decision Level: Planning Committee
THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE DUE TO THE PLANNING HISTORY OF THE SITE AND THE PROPOSAL COULD BE CONSIDERED CONTRARY TO THE DEVELOPMENT PLAN, AND THERE IS A LEGAL AGREEMENT REQUIRED TO RESTRICT THE USE OF THE SITE.
1.1 The site is a recently constructed industrial unit within the new Eden Business Park, which is located to the south of Eden Park Garden Centre and the west of Robinsons, Cooil Road. The site is zoned as open space (Agricultural) in the Braddan Parish District Local Plan 1991. The site is also zoned as being of High Landscape Value.
1.2 The existing building comprises of 6 units for light industrial use.
2.1 The application is seeking planning approval for the conversion of the existing building from light industrial to assembly of electrical components/showroom/trade counter/storage/distribution and ancillary offices (Sui Generis) for units A1-A4 and light industrial (Use Class 5) for units A5-A6.
2.2 The application is proposing to reduce the number of units within the building to two large units. Units A1-A4 will be amalgamated and a mezzanine floor will be installed. The internal floor area for this amalgamated unit will be approximately 954 square metres. Units A5 and A6 are to be amalgamated to create a unit with an internal floor area of approximately 671 square metres.
2.3 Unit A1-A4 will be occupied by Yesss Electrical ("Applicant").
2.4 The applicants have indicated that assembly of electrical components will comprise of the following: - assembly of fuse boxes - jointing of cable
| Application No.: | 14/00443/B |
| Applicant: | Yess Electrical Ltd |
| Proposal: | Conversion of existing building for light industrial to assembly of electrical components/showroom/trade counter/storage/distribution and ancillary offices (Sui Generis) for Units A1-A4 and light industrial (Use Class 5) for Units A5-A6 |
| Site Address: | Units A1 To A6 Block A Ballapaddag Industrial Estate Douglas Isle Of Man |
2.5 The applicants have indicated this is labour intensive and generally the equipment used are small hand tools, soldering irons, electrical testing equipment etc. It will be undertaken on an ad hoc basis as customers secure contracts and make their demands known.
2.6 The applicant has indicated that they are willing to accept a planning condition stating that "No domestic appliances will be sold from these premises".
2.7 The ancillary offices comprises of a main office, a manager's office, an accounts office and a design studio.
2.8 The applicant has indicated they offer a design service for lighting and other electrical requirements. This entails designing appropriate lighting solutions with appropriate fittings and then demonstrate the effects of the various options using computer based software. The applicant says this is a specialist task with an in-depth knowledge of the various lighting solutions being required. They would also put together working samples of the proposals to showcase the design.
2.9 The applicant foresees the following staff numbers at their unit:-
Branch Manager - 1 person Assistant Branch - 1 person Accounts - 1 person Design Technician - 1 person Electrical Technician - 3 people Warehouse manager - 1 person Trade sales and deliveries - 2 people
2.10 The applicant has advised that the 10 people listed above will be those initially employed, but this number will increase as and when the business grows.
2.11 The proposed opening hours for the applicant will be Monday to Friday 8.30am to 5.00pm. Saturday - 8.30am to 12 noon and closed all day Sunday.
2.12 The application is proposing a number of external alterations, which comprise of the following:
Front Elevation (south east facing elevation)
Rear Elevation (north west facing elevation)
Side Elevation (south west facing elevation)
3.1 Under the Town and Country Planning Act 1999, Section 3 states that 'in dealing with an application for planning approval, the Department shall have regard to:
3.2 In the case of this application, the development plan comprises the Strategic Plan 2007 and the Braddan Parish District Local Plan (BPDLP) 1991.
3.3 Within the adopted Isle of Man Strategic Plan 2007, the following policies are considered to be relevant in the determination of this application: Strategic Policies 1, and 6, General Policy 3, Environment Policies 1 and 2, Business Policies 1 and 5, Transport Policies 1, 4 and 7
3.4 Strategic Policy 1 (SP1) states that "Development should make the best use of resources by:
3.5 Strategic Policy 2 (SP2) states that "New development will be located primarily within our existing towns and villages, or where appropriate in sustainable urban extensions of those towns and villages. Development will be permitted in the countryside only in the exceptional circumstances identified in paragraph 6.3."
3.6 Strategic Policy 6 (SP6) states that "Major employment-generating development should be located in existing centres on land zoned for such purposes and identified as such in existing Local or new Area Plans."
3.7 General Policy 3 (GP3) states that "Development will not be permitted outside of those area which are zoned for development on the appropriate Area Plan with the exception of:
3.8 Environment Policy 1 (EP1) states that "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."
3.9 Environment Policy 2 (EP2) states that "The present system of landscape classification of Areas of High Landscape or 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 supersede by a landscape classification which will introduce different 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:
3.10 Business Policy 1 (BP1) states that "The growth of employment opportunities throughout the Island will be encouraged provided that development proposals accord with the policies of this plan."
3.11 Business Policy 5 (BP5) "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 reasonable 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 vitality and viability of the appropriate town centre shopping area."
3.12 Transport Policy 4 (TP4) states that "The new and existing highways which serve any new development must be designed so as to be capable of accommodating the vehicle and pedestrian journeys generated by that development in a safe and appropriate manner, and in accordance with the environmental objectives of this plan."
3.13 Transport Policy 7 (TP7) states that "The Department will require that in all new development, parking provision must be in accordance with the Department's current standards."
3.14 Within the Braddan Parish District Local Plan 1991, paragraph 2.4 states that "In accordance with the adopted policy of Tynwald no retail developments will be permitted in the parish district of Braddan with the exception of retail provision designed to serve the local neighbourhood requirements of existing and future communities.
3.15 Paragraph 2.5 states that "No development or retail use, nor conversion of existing buildings to retail use, will be permitted in existing or future industrial areas."
3.16 Paragraph 13.3 states that "The rural areas of Braddan Parish District will be designated as being of High Landscape Value. As part of this policy it is essential that the important tree groups and woodland within the parish be subject to a maintenance and management scheme which will include underplanting as and when necessary"
3.17 Paragraph 13.4 states that "No further development in the countryside will be permitted with the exception of those referred to in 13.2 and those which are required for
national strategic reasons, and those required for essential agricultural purposes. All areas designated as open space must be respected and no further intrusion will be permitted."
4.1 There are two previous applications on the site, which is considered relevant in the determination of this application. These are:
4.2 Condition 10 of the approval states that "The units hereby permitted shall be used for light industrial (Class 5 of Schedule 4 of the Town and Country Planning (Permitted Development) Order 2012) Purposes only.
4.3 The appeal decision included an informative stating "This approval does not authorise retail use at the development other than ancillary to its approved light industrial use."
5.1 Braddan Parish Commissioners have indicated that they have no objection to the application.
5.2 Highway services of the Department of Infrastructure have not commented on the application.
5.3 H. Richmond Limited (the applicant for the whole of the development) and Eden Park Developments Limited have written in support of the application. There have made the following comments:
"The application site is part of a light industrial development that has recently been constructed and approved by PA11/01232/B.
The basis of PA11/01232/B was for a development for high quality Light Industrial use buildings, on unzoned land, to address the shortage of high quality premises, or land on which to erect such premises, in and around Douglas.
In reaching a recommendation to approve the planning application the Independent Planning Inspector stated in (128) of his report;
'In summary, I consider that there is a short term need for more industrial land in or around Douglas, in particular to improve the market offer to include premises of the very highest quality, and that this amounts to a national need given the importance of Douglas to the Island economy and spatial structure. There is no reasonable and practical alternative within the built up localities or other zoned land, and none of the unzoned locations suggested come close to being as suitable as the appeal site.'
At the time of the original planning application and appeal hearing, the Government identified the wish to attract high technology businesses to the Island and given the high quality of the proposed development there was a natural assumption that this was one sector of the market the development could serve. However, the planning officer has recently suggested that the planning approval was granted primarily to address the need to provide premises for high tech businesses. We do not agree with this. The planning application was to address the shortage of high quality industrial buildings in the east of the Island and the planning
approval is for Light Industrial (Use Class 5), with no exclusions. The inspector assessed the application based on the shortage of high quality light industrial use and whilst he does reference high tech businesses, this was not the sole reason for his recommendation that the application should be approved. Indeed, the key statement that the inspector makes in (133) should be noted:
'The potential to attract, or at least to minimise the risk of losing, new or expanding high tech manufacturing for want of the highest quality premises, in a high quality setting, reinforces my conclusion regarding overriding national need.' (my emphasis)
This clearly shows the inspector recognised the key point was the shortage of high quality units and the shortage of land on which to build these units. If the approved use was to be restricted to 'high technology use' then this would have been referenced in the planning approval conditions. This did not happen, it is not the case, it was not the intention and it is not what the planning approval states.
Furthermore, in the public domain, we recently attended a workshop on the employment land review study. The initial figures were revised in that meeting and it was publicly quoted that "there is an acute shortage of available land for quality light industrial development". We appreciate the formal report may not emerge for some months, but this fact will not change and the cost of delay is to lose business investment for the Island.
As a developer, and having made a significant investment, we cannot afford to limit interest in the units to high tech businesses only. Rather we are seeking businesses for a quality environment that do not offend other users by their use. We welcome interest from any light industrial use businesses that are looking for high quality premises and this includes high tech businesses. We intend to be selective on which businesses can occupy the units to maintain the quality of the overall development. As we are selling by way of 999 year leasehold we have already said no to several interested parties who felt would not be complimentary or in keeping with the development.
YESSS Electrical have been looking for a base on the Island for over two years. They would like to invest in a building to show their long term commitment to the Island and they will be creating a significant number of jobs which will feed into the Manx economy. They have previously been put off by the poor quality of setting of the available premises, the very reasons for which the development approved by PA11/01232/B was designed to address.
YESSS Electrical has identified the application site as offering all the qualities they have been seeking to secure their investment. The application has not received any objection and the approval of this application will commit Yesss to the Island allowing growth of their business and jobs.
YESSS Electrical's proposed use is light industrial and their occupation of the units will not cause any additional visual impact or any additional harm. The type of use which YESSS are proposing can be found in numerous Light Industrial estates on the Isle of Man. Their use of the building will not harm the overall quality of the development."
6.1 The key issues in the determination of this application are 1) whether the use is acceptable in this locality, 2) whether the proposed external alterations to the building will impact on the visual amenities of the locality, and 3) whether there is sufficient parking for the units.
Land Use
6.2 The application is proposing to the convert the existing building from light industrial to assembly of electrical components/showroom/trade counter/storage/distribution and ancillary offices (Sui Generis) for units A1-A4 and light industrial (Use Class 5) for units A5-A6.
6.3 A number of policies within the Isle of Man Strategic Plan talk about 'development'. It should be noted that section 6 (1) of the Town and Country Planning Act 1999 states the meaning of the development, which is as follows:
"Subject to the following provision of this section, in this Act 'development' means the carrying out of building, engineering, mining, or other operations in, on, over or under land, or making of any material change of use of any buildings or other land."
6.4 It should be noted this proposal utilises much of the building for a mix of uses which involves a material change of use and therefore falls within the definition of development. The application therefore needs to be assessed against the policies of the Isle of Man Strategic Plan.
6.5 The starting point in determining which policies are relevant in the consideration of this application is to determine the land use zoning of the application site, to see if the proposal falls with that designation, the second point to consider is whether there are any other material considerations that override the development plan and in this respect whether the change of use from the approved results in any demonstrable harm.
6.6 The site is zoned as Open Space (Agricultural) on the proposals map of the Braddan Parish District Local Plan 1991. Furthermore, Policy 13.3 of the BPDLP states that "The rural areas of Braddan Parish District will be designated as being of high landscape value..."
6.7 Therefore, the relevant policies to be used to assess this application are SP1, SP2, GP3 and EP1
6.8 In respect of SP1, the policy states that "Development should make the best use of resources by:
6.9 Therefore, any development put forward to the Planning Authority for consideration has to satisfy all the relevant paragraphs of the policy.
6.10 In terms of paragraph (a), the proposal will result in the use of an unused building; albeit a recently constructed building which has not been used for any light industrial purpose. However, technically, due to unused status of the building, the proposal complies with this part of the policy.
6.11 In terms of paragraph (b) of the policy, it is trying to ensure that a site is used in an efficient manner in terms of layout, landscaping, access etc for new builds. This part of the policy is not really applicable as the proposal relates to a conversion of an existing building.
6.12 In terms paragraph (c) it is acknowledged the development is located next to existing infrastructure, facilities and services. It is considered the proposed complies with this part of the policy
6.13 In summary, it is considered the proposal is complies with SP1 of the Strategic Plan.
6.14 In respect of SP2, this allows development to be permitted in the countryside only in exceptional circumstances identified in paragraph 6.3, which refers to development outside those areas which are zoned for development on the appropriate Area Plan.
6.15 In respect of GP3, the policy opposes development outside areas zoned for development on Area Plans. The site is "outside of those areas zoned for development" as it is zoned as Open Space (Agricultural) in the BPDLP. The application proposal therefore conflicts with the general thrust of GP3 unless it can be shown to be a reasonable exception. The policy exceptions are:
6.16 In respect of paragraph (a), the proposal is not for essential housing and therefore does not meet this criterion.
6.17 In respect of paragraph (b), firstly, it is important to understand what is meant by previously developed land. This is defined in Appendix 1 of the Strategic Plan. Previously developed land is that which is occupied or was occupied by a permanent structure, including the curtilage of the developed land and any associated fixed surface infrastructure. The site is currently occupied by a permanent structure. Therefore, the site can be argued to be previously developed land; albeit recently developed.
6.18 The next part of the paragraph deals with "where the continued use is redundant". The building is not redundant as the building has never been used for it's intended purpose, i.e. light industrial.
6.19 The next part of the paragraph deals with "where redevelopment would reduce the impact of the current situation on the landscape; and where the development proposed would result in improvements to the landscape or wider environment". The proposed conversion would not reduce the impact of building on the landscape or result in improvement to the landscape or wider environment.
6.20 In summary, it is considered the proposal does not meet this criterion.
6.21 In respect of paragraph (d), the proposal is not a replacement of an existing rural dwelling and therefore the proposal does not meet criterion.
6.22 In respect of paragraph (e), the proposal is not a location-dependent development in connection with the working of minerals or the provision of necessary services and therefore the proposal does not meet criterion.
6.23 In respect of paragraph (f), the proposal does not involve building and engineering operations which are essential for the conduct of agriculture or forestry.
6.24 In respect of paragraph (g), this says that exceptions to this policy include "development recognised to be of overriding national need in land use planning terms and for which there is no reasonable and acceptable alternative". There is no evidence submitted by the applicant to demonstrate there is an overriding national need for the proposed development in land use planning terms. Furthermore, the applicant has provided insufficient evidence to demonstrate there is not reasonable and acceptable alternative.
6.25 The only evidence submitted by the applicant is that they have been looking for over 2 years for suitable premises on the Island to which to invest and develop their business. They have also indicated the application site offers a quality of development that they have been unable to find elsewhere on the island. They consider a quality building is important to them as it will help them to grow their business more effectively than older, poorly maintained or dilapidated premises.
6.26 All of this is anecdotal evidence. There is nothing to support their claims and there is no evidence to show there are no reasonable and acceptable alternatives. It is considered the proposal does not meet this criterion.
6.27 In respect of paragraph (h) the proposed does not involve any buildings or works required for interpretation of the countryside, its wildlife or heritage and therefore the proposal does not meet the criterion.
6.28 In terms of EP1, this policy adopts a similar approach to the GP3 presumption against development. This time the emphasis is on development of land in the countryside which is opposed unless there is an overriding national need and there are no reasonable alternatives. This is essentially the same test as GP3. As indicated above, there is no evidence of overriding national need for the proposed development and there is no evidence to demonstrate there are no reasonable alternatives.
6.29 In summary, it is considered the proposal is contrary to the provisions of the development plan.
6.30 However, under section 10(4)(d) states that "In dealing with an application for planning approval or an application under subsection (3), the Department shall have regard to (a) the provisions of the development plan, so far as material to the application, (b) any relevant statement of planning policy under section 3; (c) such other considerations as may be specified for the purpose of this subsection in a development order, so far as material to the application; and (d) all other material considerations.
6.31 Therefore, other material considerations can be taken into account in the determination of this application. A degree of caution needs to be applied when considering other material considerations. Material considerations, which are outside the scope of the Strategic Plan, would need to be exceptional to override Tynwald approved policies.
6.32 The material consideration in this case is whether allowing the proposed uses, which are contrary to the provisions of the development plan, would be harmful. In assessing this element it is best to consider the different uses for each of the amalgamated units. It should be noted that the argument made for the development of the estate in application reference 11/01232/B, was on the basis that there was a need for high quality units for high tech manufacturing, and that this could not be provided for elsewhere on the island. The approval was limited to light industrial use, within which high tech uses sit. Had the
application at that time proposed the uses that are now proposed, there may well have been a different assessment made of the need, for a number of reasons, not least because other sites may have been suitable, but also because the need may not have been seen to be so significant that it was appropriate to set aside the policies that quite validly control unwarranted development in the countryside.
6.33 In respect of the proposed use for units A1-A4, the proposed use for units A1-A4 is a mixed use, comprising of assembly of electrical components/showroom/trade counter/storage/distribution and ancillary offices (Sui Generis) for units A1-A4.
6.34 The applicants have indicated that assembly of electrical components will comprise of the following: - assembly of fuse boxes - jointing of cable - building distribution panels - assembling emergency lighting from constituent parts.
6.35 This element of the proposed use is a light industrial process and would comply with the extant use for the units. However, it should be noted these components will be made on an ad hoc basis. The predominant use is more than likely to be the storage and distribution use along with the trade counter, i.e. wholesale of electrical supplies. These types of uses can easily be found on industrial estates and are considered to be a compatible use when applying the general principles of BP5.
6.36 It should be noted that BP5 cannot directly be applied in this instance, as the policy purely relates to land zoned for industrial use. The site is not zoned for industrial use within the Braddan District Local Plan; however, it has approval to be used for light industrial purposes. This is completely different to being zoned for industrial use. A site only becomes zoned for industrial use through the Area Plan process. Therefore, BP5 cannot be considered in the assessment of this application.
6.37 The original argument of need for a high quality/high tech/light industrial business park has already been undermined by the proposal to use the buildings by Crossroads for Care; and the application for change of use (14/00871/C) was approved by the Committee. This perhaps shows that high tech industries were not knocking at the door of the original developer. Nevertheless the development was approved and commenced and it is now for the site owner to find occupants for the buildings. With only the second occupant needing to apply for a change of use as they do not fit in with the original concept, there is a danger that the estate will become abundant with non-light industrial uses.
6.38 The proposed use would not be particularly harmful. However, an element of control regarding the future use of the proposed units is required. The amalgamation of units A5 and A6 for light industrial use is considered to be acceptable, as the units are current restricted to light industrial uses under the extant approval. Therefore the conversion of the units would comply with the existing planning condition. It is recommended that a planning condition be attached to restrict the use of the amalgamated unit (Units A5-A6) to light industrial.
6.39 In respect of respect of units A1-A4, officers have been in negotiation with the applicant and the landowner, via their agent, about the future use of this unit if for whatever reason the applicants were to vacate the premises. The applicant and the landowner have agreed to enter into a section 13 agreement restricting the future use of the units. The agreement would ensure the units would reverted back to a light industrial use, if the applicant were to vacate the premises.
6.40 This solution would help to overcome any concern about the loss of the units from a light industrial use as the use could potentially revert back to a light industrial use in the future. Furthermore, the legal agreement would give some flexibility to the landowner as it would allow them to re-let the units to another business, who are a light industrial use, without the need to reapply for planning approval.
6.41 The applicants have also indicated that they are willing to accept a condition saying that "No domestic appliances will be sold from these premises". This would help to ensure the development does not become a retail use, which could potential impact on the vitality and viability of the Douglas Town Centre. However, the proposed condition is not precise enough. It is recommended that the following condition is imposed:
"The net floorspace area for the showroom/trade counter must not exceed 112 square metres and must be devoted to the sale of electrical goods in connection with the construction industry, and not domestic appliances or domestic goods (unless agreed otherwise in writing by the Department) and for no other purpose (including any other purpose within Class 1 of Schedule 4 to the Town and Country Planning (Permitted Development) Order 2012 or in any provision equivalent to that Class in any statutory document revoking and re-enacting that Order with or without modification.)"
6.42 The external alterations proposed for the building are relatively minor and will not adversely affect the visual amenities of the locality.
6.43 In respect of parking provision, the appropriate parking standards within the Strategic Plan are the standards for storage and distribution, light industrial uses and out of town offices. Storage and distribution uses require 1 space per 100 square metres of gross floor space; light industrial uses require 1 space for every 30 square metres of nett floor space; and out of town offices require 1 space for every 15 square metres of nett floor space. The proposed development will provide 651.46 square metres of storage and distribution (this floorspace figure includes the trade counter/showroom), 163.17 square metres of nett office floor space and 820.37 square metres of light industrial floor space. This would equate 7 spaces being required for the storage and distribution, 11 spaces being required for the office use and 27 spaces for the light industrial use. Therefore the overall requirement for the proposed development would be 45 spaces. The application site contains 29 car parking spaces. Therefore, the proposal is a 16 car parking space short of what is required by the Strategic Plan.
6.44 However, this shortage may not be problematic due to the overall car parking provision for the whole of the development. The original development was to provide 3515 square metres of nett floor space for light industrial use (excluding any future mezzanine level). This would equate to 117 spaces. If mezzanines are to be installed at a later date, the total nett floor area would be 4389 square metres. This would equate to 146 spaces. The total number of spaces being provided within the development will be 162 spaces. It was determined at the time car parking provision for the whole of the development would be sufficient for the proposed development. It should be noted that the Crossroads Care application was short by 1 space, which needs to be taken into account. Even taking this into account, there is still a clear over provision of spaces in the development, which will be able to accommodate the proposed change of use.
6.45 It is recommended that planning approval be granted subject to conditions attached in the schedule below, and subject to the satisfactory completion of a section 13 agreement.
7.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:
7.2 The Department has received representations from Eden Park Developments Ltd, who is supporting the application. Eden Park Developments Ltd is the owners of the land and the units. Consequently, they are automatically awarded interested person status under the above Order.
7.3 In addition to those above, article 6(3) of the Order requires the Department to decide which persons (if any) who have made representations with respect to the application, should be treated as having sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application.
7.4 In this instance, it is recommended that the following persons have sufficient interest and should be awarded the status of an Interested Person.
Recommended Decision: Approve subject to Legal Agreement
Date of Recommendation: 28.10.2014
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1.
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
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.
C 2.
The net floorspace area for the showroom/trade counter must not exceed 112 square metres and must be devoted to the sale of electrical goods in connection with the construction industry, and not domestic appliances or domestic goods (unless agreed otherwise in writing by the Department) and for no other purpose (including any other purpose within Class 1 of Schedule 4 to the Town and Country Planning (Permitted Development) Order 2012 or in any provision equivalent to that Class in any statutory document revoking and re-enacting that Order with or without modification.)
Reason: To protect the vitality and viability of the existing town and village centres.
C 3.
Units A5-A6 hereby permitted must be used for light industrial purposes only (Class 5 of Schedule 4 of the Town and Country Planning (Permitted Development) Order 2012 or in any provision equivalent to that Class in any statutory document revoking and re-enacting that Order with or without modification.)
Reason: To protect the the long term use of the units for light industrial purposes only.
C 4.
The development hereby approved shall not be occupied or operated until the parking and turning areas have been provided in accordance with the approved plans. Such areas shall not be used for any purpose other than the parking and turning of vehicles associated with the development and shall remain free of obstruction for such use at all times.
Reason: To ensure that sufficient provision is made for off-street parking and turning of vehicles in the interests of highway safety.
This approval relates to the following plans and documents:
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: Approved Subed 10/13/14 Committed Meeting Date: 10/11/14
Signed: [Signature] Presenting Officer
Further to the decision of the Committee an additional report/condition reason is required. Signing Officer to delete as appropriate
Further to the decision of the Committee an additional report/condition reason is required. Signing Officer to delete as appropriate
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