20 February 2020 · Committee
Red Cross Society, Isle Of Man Business Park, Douglas, Isle Of Man, IM2 2qz
The application covers a detached two-storey building of approximately 2,505 sq metres within the Isle of Man Business Park, Braddan, which was originally approved as the British Red Cross (IOM Branch) headquarters. The proposed internal changes would convert the ground floor wheelchair storage area into a lounge linked to a small kitchen, turn the drivers mess into additional offices, and repurpose the upper floor managers room into a general community purposes room. The main planning concern was that some elements of the proposal — particularly community-facing uses — would attract members of the public to a business park location not designed for day-to-day callers, raising issues under policies directing office and community uses toward more accessible, town-centre locations and seeking to minimise car journeys. However, officers and the Planning Committee accepted that the overall use remained broadly similar to the existing headquarters function, that the site already hosts a mix of interlinked uses, and that the British Red Cross's unique operational requirements make relocating to a more central site genuinely difficult. Approval was granted against policy on the basis of these special circumstances, with a personal condition tying the permission to the applicant.
The Planning Committee approved the application because the proposed use is not significantly different from the existing headquarters use, the site already accommodates a mix of interlinked functions, and the British Red Cross's operational requirements make finding a more centrally located site difficult. Permission was granted against policy on the basis of these unique circumstances, and a personal condition was attached to reflect that the approval is specific to this applicant.
Business Policy 7
directs office floor space towards town centres other than Corporate Headquarters which do not involve day to day callers on Business Parks
Business Policy 7: New office floor space should be located within town and village centres on land which is zoned for the purpose on the appropriate area plan; exceptionally, permission may be given for new office space (a) on approved Business Parks for Corporate Headquarters which do not involve day to day callers; or (b) in buildings of acknowledged architectural or historic interest for which office use represents the only or most appropriate practicable and economic way of securing future use, renovation and maintenance.
Community Policy 2
directs community facilities to sites which are accessible to non-car users
Community Policy 2: New community facilities should be located to serve the local population and be accessible to non -car users, and should where possible re-use existing vacant or underused buildings. 10.7.2 Local community facilities are important in providing for local communities without the need for travel and should be retained unless the site or premises are no longer suitable for the current or an alternative community use. Developers will be expected to demonstrate that the potential to use the site or building for other community uses has been investigated.
Strategic Policy 10
development should seek to minimise journeys, especially by private car and make best use of public transport
Strategic Policy 10: New development should be located and designed such as to promote a more integrated transport network with the aim to: (a) minimise journeys, especially by private car; (b) make best use of public transport; (c) not adversely affect highway safety for all users, and (d) encourage pedestrian movement (1) Business Park is defined in Appendix 1 4.6 Social 4.6.1 The provision of an adequate supply of housing to meet the needs of the wider community is essential; this is in addition to the need to replace existing substandard or poor quality dwellings. Therefore;
Condition 1
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Condition 2
The use hereby approved shall only be in accordance with the details set out in the Supporting Sheet and Floor Plans date stamped as having been recieved 20.12.19.
