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The application site comprises a parcel of land, adjacent to Cooil Road, which is located in the Isle of Man Business Park in Braddan. The land, which measures approximately 0.17 hectares and is accessed via a new estate road into the existing business park, is currently undeveloped.
The proposed development comprises the erection of a building for use as business headquarters, which includes office space, warehousing/storage space, display/demonstration space, associated drainage, car parking and landscaping.
The application site has not been the subject of any previous planning applications that are considered specifically material to the assessment of the current planning application. However, planning approval for a corporate office building was granted on the 2nd July 2010 through 10/00749/B on land directly adjacent to the current application site.
Braddan Parish Commissioners recommend that the planning application be approved. The Department of Infrastructure Highways Division do not oppose the planning application. Douglas Corporation, as agent for Drainage Authority, do not oppose the planning application.
In terms of local plan policy, the application site is located within an area of land that was designated for development under the extant 1991 Braddan Parish District Local Plan. The land has subsequently been development as part of the Isle of Man Business Park.
In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains six policies that are considered specifically material to the assessment of this current planning application.
"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:
"New office floor space should be located with 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:
"New office buildings should, in terms of height and mass, respect the scale and character of adjoining and nearby buildings and should accommodate parking space in accordance with the standards specified in Appendix 7 of the Plan."
"The Department will require that in all new development, parking provision must be in accordance with the Department's current standards."
"The Department will require all applications for major development to be accompanied by a Transport Assessment."
"The Department will prepare a Planning Policy Statement on Energy Efficiency. Pending the preparation and adoption of that PPS the Department will require proposal for more than 5 dwellings or 100 square metres of other development to be accompanied by an Energy Impact Assessment."
The planning application seeks planning approval for the erection of a building for use as business headquarters, which includes office space, warehousing/storage space, display/demonstration space, associated drainage, car parking and landscaping. The proposal comprises a two-storey building containing approximately 270 square metres of nett office space, 140 square metres of warehousing/storage/display/demonstration space, 24 on-site car parking spaces, associated drainage, and landscaping. The proposed development has been the subject of pre-application discussion.
In terms of principle, the proposed development accords with the land use designation of the land and thereby accords with Business Policy 7. The building is proposed as business headquarters and is understood to be currently intended for use by a specific end-user whose business would not normally attract visiting members of the public. Given this, the principle of development is concluded to be acceptable. It remains necessary to examine site specific issues.
The proposed building is two-storey in height and positioned relatively centrally on the main part of the application site. It is of an unashamedly modern design that is considered to be an attractive building. The level and standard of design is appropriate for the business park location and its visible position adjacent to the public highway. The proposal includes appropriate levels of landscaping that reinforce the boundary planting and provide some internal planting. Overall, it is considered that the proposed development has an acceptable impact on public amenity and private amenity.
In terms of highway safety and car parking the proposal connects to the existing Business Park estate network and provides parking provision in accordance with the relevant requirements of the appendix 7 of the Isle of Man Strategic Plan 2007. As such, the proposed development is considered to have an acceptable impact in terms of highway safety and car parking.
As required by Energy Policy 5 the submitted planning application includes an energy impact assessment. The contents of this assessment are considered to be acceptable and meet the requirements of the policy.
In conclusion, based on the above, the proposed development is acceptable and it is recommended that the planning application be approved.
It is considered that the following parties that made representations to the planning application should be afforded interested party status:
Braddan Parish Commissioners; and Douglas Corporation. It is considered that the following parties that made representations to the planning application should not be afforded interested party status:
The Department of Infrastructure Highways Division .
Recommended Decision: Permitted Date of Recommendation: 06.01.2011 Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This approval relates to drawing no.s APL1 rev. A, APL/02 rev. A, APL/03 rev. A and APL4 rev. A stamped the 11th November 2010.
C 3. Prior to the occupation of the building the car parking provision must be set out and capable of use in accordance with drawing no. APL1 rev. A date stamped the 11th November 2010.
I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer.
Decision Made : Permitted Date : Signed : Senior Planning Officer
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