Officer Planning Report

Planning Report And Recommendations {{table:308267}} ### Considerations {{table:308264}} ### Written Representations ### Consultations {{table:308265}} {{table:308266}}

Officer's Report

The Site

The site represents the curtilage of Glen Mill, Glen Road, Laxey, which is a large detached building (former power station) located on the western side of the Glen Road, within the Village of Laxey.

Land Use Zoing / Planning Policies

The application site is within an area recognised as being an area of 'Mixed Use' (Res/Ind/Off/Rec), under the Laxey and Lonan Local Plan. The site is within a Conservation Area.

The following policies are therefore considered relevant in the consideration of this application:

• Laxey and Lonan local Plan 2005; and
• The Isle of Man Strategic Plan (20th June 2007)

Planning History

Some of the previous planning applications are considered relevant in the assessment and determination of this application:

• Levelling of car park - 08/02150/R - PENDING CONSIDERATION

Change of use of studio to a warehouse (Resubmission) - 04/00892/C – APPROVED

Change of use of existing studio to a warehouse, Glen Mill - 03/01606/B – REFUSED Change of use from light industrial to film studio - 96/01699/C – APPROVED Alterations to reposition offices within existing building - 88/00642/B - APPROVED

The Proposal

The application seeks retrospective approval for the change of use from store to warehouse, workshop and offices.

Representations

Laxey Commissioners: "Approve"

Highways Division: "Do not oppose"

The Authority has received no privately written representations objecting to the application.

Assessment

Due to the zoning of the site the following policies are relevant for consideration:-

General

Policy 2: "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 firm which current operates from the site is a flooring and distribution contractors. They anticipate a small number of customers visiting the site during normal working hours to collect materials. Presently the total number of employees working within the property is 12.

Within the application site consists a car park which is located across the river to the northeast of the existing building. A separate application is currently under consideration for the levelling of the car park.

The building could be subdivided into smaller units for residential or office use but this would be likely to generate a higher requirement for parking spaces than might be satisfied on site. As such, the use as storage and disruption of flooring and associated items seems appropriate for this site. With regard to parking and access arrangements the Highway Division have considered the application and have no objection.

Recommendation

Overall, it is considered the proposal would be acceptable for the reasons given previously within this report. Accordingly, the proposal would be appropriate in this location and therefore the application is recommended for an approval.

Party Status

It is considered that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:

The Highways Division Laxey Parish Commissioners

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 13.01.2009

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

• : Notes attached to refusals

C 1. This approval relates to the change of use from store to warehouse, workshop and offices as proposed in the submitted documents and drawings 4246/L1, 4246/S1 and 4246/P1 all received on 20th November 2008.

I confirm that this decision accords with Government Circular No 56/08 (Delegation of Functions to the Acting Senior Planning Officer), GC 55/08 for Advertisements and 69/08 for Registered Buildings.

Decision Made: Permitted Date: 15/11/09 Signed: [Handwritten signature] Acting Senior Planning Officer