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The application site comprises a parcel of land on Bowring Road that currently contains a vacant single storey retail unit.
The proposed development comprises the demolition of the building contained within the application site and the creation of a storage compound area for the adjacent industrial estate through the erection of boundary walling and fencing.
Whilst the application site has been the subject of previous planning applications it is considered that none of these are specifically material to the assessment of this current planning application.
Ramsey Town Commissioners advise that whilst they have no objection to the demolition of the retail units they believe that such a prominent site should be effectively screened from view and that this is not adequately achieved within the present proposal. Specifically, they consider the use of a low wall with security fencing to be inappropriate and a more solid type of screening to be preferable. If planning approval is granted they request that a condition be imposed prohibiting the storage of material at a level higher than the fencing.
The Department of Transport Highways Division do not oppose the planning application.
The Department of Agriculture, Fisheries and Forestry’s Inland Fisheries Division express an interest in the planning application and recommend that there is no development within 8 metres of the watercourse to
ensure the retention of habitat, prevent disturbance to the watercourse and to minimise the risk of riverbank erosion.
In terms of local plan policy, the application site is located within a wider area of land that is designated as light industrial use under the Ramsey Local Plan Order 1998. Planning Circular 2/99, which constitutes the written statement to be read in conjunction with the local plan, contains one policy that is considered specifically material to the assessment of the planning application. Policy R/I/P3 states:
> "Appropriate landscaping schemes will be required as an integral part of any new industrial scheme and should, where possible, be undertaken at the inception of any development proposals in order to minimise visual impact and protect neighbouring developments."
In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered specifically material to the assessment of this current planning application. 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 spaces 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 unacceptable 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 planning application seeks approval for the demolition of the building contained within the application site and the creation of a storage compound area for the adjacent industrial estate through the erection of boundary walling and fencing. The submitted planning application includes evidence from the Health and Safety at Work Inspectorate that puts forward safety benefits of the proposed development. Whilst these are not necessarily material planning considerations it is apparent they do demonstrate tangible benefits of the proposed development.
Given that the proposed development and subsequent use accords with the land use designation of the application site and adjoining land under the Ramsey Local Plan Order 1998 the principle of development is concluded to be acceptable. With the principle of development accepted it remains necessary to assess the visual impact of the proposal.
Visually, the existing building contained within the application site has been vacant for a significant period of time and is unsightly. The planning application proposes a combination of wall and fencing to serve as a boundary treatment for the application site, which will be subsequently used as a storage compound. Whilst Ramsey Town Commissioner's preference for a more solid type of screening is understandable it is considered that the proposed combination of wall and fencing is appropriate. The proposed wall and fencing will be similar to boundary treatments found within the locality, is appropriate to an industrial area and also allows natural surveillance of the application site for security purposes. The industrial buildings to the west of the application site are substantial and it would be unrealistic to expect any boundary wall or fence to screen them. The proposed wall and fencing is therefore considered to be an appropriate form of development with acceptable visual impact.
In terms of the representation from the Department of Agriculture, Fisheries and Forestry's Inland Fisheries Division it should be noted that the application site is located significantly further than eight metres from the nearest watercourse.
It is recommended that the planning application be approved.
It is considered that the following parties that made representations to the planning application meet the criteria of Government Circular 1/06 and should be afforded interested party status:
Ramsey Town Commissioners; The Department of Transport Highways Division; and The Department of Agriculture, Fisheries and Forestry's Inland Fisheries Division.
Recommended Decision: Permitted
Date of Recommendation: 16.12.2008
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 approval relates to the location plan and drawing no. AT960.1 date stamped the 9th October 2008.
C 3. Material shall not be stored within the application site at a height greater than that of the wall and fencing hereby permitted.
I confirm that this decision accords with Government Circular No 31/07 (Delegation of Functions to Senior Planning Officer)
Decision Made : Permitted Date: 17/12/08
Signed: DBm/ Senior Planning Officer
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