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The site represents Unit 48B Spring Valley Industrial Estate, Braddan. The unit is one of five which form a large warehouse building on the industrial estate. At present Unit 48B has a warehouse and light industrial use.
The site is identified as being of Predominantly Industrial Use by the Braddan Parish District Local Plan Order 1991.
Business Policy 5 of the Isle of Man Strategic Plan states:
'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:
Business policy 10 of the Isle of Man Strategic Plan states:
'Retail development will be permitted only in established town and village centres, with the exceptions of neighbourhood shops in large residential areas and those instances identified in Business Policy 5.'
Appendix 7 of the Isle of Man Strategic Plan outlines the Parking Standards for different types of developments. The car parking standard for light industrial use is 1 space per 30 metres of nett floor space. The car parking standard for storage and distribution is 1 space per 100 metres of gross floor space.
The following applications are considered to be relevant in the consideration of this application:
Planning application 04/01170/B sought permission for the alteration and extension of the building to create 3 industrial units. This was permitted 3rd August 2004.
Planning application 05/00642/B sought permission for amendments of the approved planning application 04/01170/B to create 5 industrial units. This was permitted 6th July 2005.
05/01829/C sought permission for a change of use to permit warehouse and light industrial use. This was permitted 24th November 2005.
Braddan Parish Commissioners have not commented on this application. The Department of Transport Highways Division has made no comment in relation to this application. The Disability Access Officer has made comments that should be attached as a note to any subsequent planning approval. The Isle of Man Fire and Rescue Service ask that a note relating to fire safety be attached to any subsequent approval.
We have received no privately written representations in relation to this planning application.
Proposed here is a change of use form warehouse and light industrial to warehouse and wholesale depot and the installation of a mezzanine floor and trade counter. The mezzanine floor as proposed would have a floor space of approximately 155sq.m bringing the combined total floor space to approximately 355sq.m. There would not be any external alterations as a result of this planning proposal. The application states that the use would be as a Unipart motor part storage and delivery of trade items.
The main issues to be considered in the assessment of this application are whether the proposed use is acceptable in terms of impact upon the surrounding area, particularly in relation to existing uses of surrounding units. This will include consideration as to whether the parking provision on site is sufficient to accommodate the needs of this use.
The proposed use as a storage and distribution unit for motor parts with provision for wholesale trade would be acceptable as a ‘bulky goods’ use that would not be particularly suitable for a town centre location. The parking standard for storage and distribution is 1 space per 100 sq. m of gross floor space. The removal of the light industrial use which has a parking standard requirement of 1 space for every 30sq.m of nett floor space would suggest that the existing parking provision would be suitable for this proposed change of use.
There are no set parking standards for any retail uses within the Isle of Man Strategic Plan including wholesale, however as this particular use will be restricted to trade delivery only, a parking demand of between 3 to 4 spaces is anticipated. Factoring in the possibility for persons to visit the proposed trade counter, it is considered that the existing parking provision for the entire site of 25 spaces would be adequate in serving the proposed use of this unit.
It is not considered that there will be any unacceptable negative impacts on the surrounding area as a result of this proposal.
It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded interested party status:
Braddan Parish Commissioners The Department of Transport Highways Division
Accordingly the following parties are not granted Interested Party Status:
The Disability Access Officer The Isle of Man Fire and Rescue Service
Recommended Decision: Permitted
Date of Recommendation: 15.10.2007
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 relate sto the Location plan, 001/07, F037085 and System Manual as submitted and date stamped 19th July 2007.
The sales element of the approval is restricted to the counter area only as identified on Drawing Number 001/07 June 2007.
N 1. Applicant to consult with the Fire Safety Department to discuss fire safety measures within.
N 2. The applicant is advised to ensure the Disabled Parking Bays are 4800mm x 2400mm with a hatching of 1200mm on one side and one end for transferring.
If Toilets were made as a unisex and 2400mmsq with handrails they could be used by everyone including disabled customers and staff.
(Templates of a disabled toilet are available from the Access and Disability Office.)
I confirm that this decision accords with Government Circular Nos 44/05 (Delegation of Functions to Director of Planning and Building Control) and 47/05 (Delegation of Functions to Senior Planning Officer)
Decision Made : Permitted Date : 29/10/07
Signed : M. I. McCauley Director of Planning and Building Control
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