Planning Secretary Planning & Building Control Division Murray House Mount Havelock Douglas
Dear Sir/Madam,
Town And Country Planning Act 1999
Town And Country Planning (Development Procedure)
(No2) ORDER 2013
I refer to the abovementioned planning application.
In accordance with the Article 10(9) of the Town and Country Planning (Development Procedure) (No 2) Order 2013, I herewith give notice of the decision as follows.
On the 6th August 2015, the Council of Ministers considered the recommendations of the Planning Inspector and determined to approve the application subject to the conditions specified below.
Conditions of Approval
The development hereby approved shall commence before the expiration of four years from the date of this notice.
Reason: To comply with Article 14 of the Town and Country Planning (Development Procedure) (No 2) Order 2013, and to avoid the accumulation of unimplemented planning approvals.
The colour of the metal cladding for the extension's walls and roof shall match as far as possible the colour of the cladding on the existing building.
Reason: In the interests of the character of the site and its surrounding area.
Applicant
Castlebay Seafoods Ltd
Proposal
Erection of a two storey extension to existing building
Address
Castlebay Seafoods Ltd Isle of Man Food Park Mill Road Peel IM5 1TD
In accordance with Article 10(10)(c) of the Order, please be advised that the decision of the Council of Ministers is binding and final (subject to the possibility of judicial review by petition of doleance).
Yours faithfully,
A Johnstone
Planning Appeals Administrator On behalf of the Chief Secretary
Crown Division Government Offices Douglas Isle of Man
24 July 2015 To the Council of Ministers Case Reference DF15/0025 Planning Application 15/00331/B Application by Castlebay Seafoods Ltd for planning approval for a 2-storey extension to an existing building at Castlebay Seafoods Ltd, Mill Road, Peel
I have the honour to report that on 13 July 2015 I carried out a site visit at the above location. The case is being made by written representations. The site is owned by the Department of Environment, Food and Agriculture (DEFA) and, as such, the planning application has to be determined by the Council of Ministers, not the Planning Committee.
Site Description And The Proposal
The application site is occupied by Davisons ice cream factory. It is located on the south eastern edge of the Isle of Man Food Park. The proposed 2-storey extension would be built on a hardstanding that lies between the existing factory and a steep bank known as The Brooghs. At the top of the bank are dwellings in Glenfaba Road, part of the Peel Conservation Area.
The proposal would enable Davisons to purchase new machinery to facilitate exports to the United Kingdom. Five new jobs would be created. The proposed extension would be 42 m long, 7.5 m wide and its roof would be 7 m high. Box profile coated metal sheets would clad the extension's walls and roof. There would be 9 rooflights on each side of the roof's ridgeline. Overall, it would have a similar appearance to many of the other buildings in the Isle of Man Food Park. Amended plans received on 30 April 2015 show that the building would have a mezzanine floor.
There is on-site car parking for up to 20 vehicles; sufficient for existing and additional employees. The extension would also house ice cream vans when they are not in use, thereby reducing the amount of external parking.
Representations Received
Peel Town Commissioners recommend that the application be approved.
The Department of Infrastructure Highway Services do not oppose the application.
Advice From Defa'S Planning And Building Control Directorate
The application site lies within an area zoned as Predominantly Industrial in the Peel Local Plan 1989. General Policy 2 of the Isle of Man Strategic Plan (IoMSP) is therefore relevant.
Assessment
The use of the proposed extension would accord with the site's "Predominantly Industrial" land use zoning. The principle of the proposed development is therefore acceptable.
In my view, the 2 main considerations in the assessment of this application are the effect of the proposed extension on the character and appearance of the Isle of Man Food Park and its surroundings, and the impact on living conditions in the nearest houses in Glenfaba Road.
Character and appearance
There are many other industrial buildings of the same size and design in the Isle of Man Food Park. Therefore, to my mind, the extension would fit well into its immediate surroundings and, in that respect, it would comply with General Policy 2(b) and (c) of the IoMSP. I also note that, in accordance with Transport Policy 7 of the IoMSP, there would be sufficient on-site parking for the workforce. The likelihood of the proposed extension causing parking congestion is therefore slight.
The boundary of the Peel Conservation Area is about 50 m away at the top of The Brooghs. In view of the fact that the proposed extension would be on much lower ground and would be seen in the context of the many other industrial buildings within the Isle of Man Food Park, I am of the opinion that it would not detrimentally affect important views out of the conservation area. The objective of Environment Policy 36 of the IoMSP is therefore met.
Overall, I have reached the view that the proposed extension would not have an adverse effect on the character and appearance of the Isle of Man Food Park and its surroundings.
Living conditions
There is nothing to suggest that the activities within the proposed extension would be noisy or smelly. The extension would be 51 m away from the nearest houses in Glenfaba Road and on much lower ground at the foot of The Brooghs. Its presence would therefore not be overbearing. For these reasons I have reached the view that there would be no material effect on residents' living conditions, in compliance with General Policy 2(g) of the IoMSP.
Conclusion
In view of my favourable findings on both of the main considerations, I conclude that the proposal is acceptable. Additionally, I note that it is in accordance with Business Policy 1 of the IoMSP, the policy that seeks to encourage employment opportunities throughout the Island. I therefore consider that planning approval should be granted.
Recommendation
I recommend that planning approval be granted for a 2 -storey extension to an existing building at Castlebay Seafoods Ltd, Mill Road, Peel, as shown on a location plan (received on 25 March 2015) and Drwg No P5553-01 Revision B, (received on 30 April 2015) subject to the following conditions:
1) The development hereby approved shall commence before the expiration of four years from the date of this notice.
Reason: To comply with Article 14 of the Town and Country Planning (Development Procedure) (No 2) Order 2013, and to avoid the accumulation of unimplemented planning approvals. 2) The colour of the metal cladding for the extension's walls and roof shall match as far as possible the colour of the cladding on the existing building.
Reason: In the interests of the character of the site and its surrounding area.
