22 November 2011 · Delegated
Chapel Site, Main Road, Union Mills, Isle Of Man, IM4 4ad
This application sought permission to alter a former chapel on Main Road in Union Mills and add a two-storey extension to provide additional office accommodation. The building, which sits in an area zoned predominantly residential in the Braddan Parish District Local Plan, was already in office use at the time of the application. The main planning issues considered were whether the continued and expanded office use was acceptable given the residential zoning, and what effect the extension would have on the surrounding landscape. The application was approved by delegated decision on 22 November 2011, with two conditions attached. The officer's recommendation to approve was followed.
The Department of Infrastructure approved the application on 22 November 2011. The key planning considerations were whether the office use was acceptable in land use terms and whether the extension would harm the landscape. Both were found to be satisfactory, and permission was granted subject to two conditions.
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.
Therefore, the proposal does not conform within Business Policy 7 of the Isle of Man Strategic Plan.
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.
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 proposed development accords with Strategic Plan.
Business Policy 8: 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. 9.4 Retailing 9.4.1 As with office accommodation, and for similar reasons, retailing is largely concentrated in our town and village centres. Of these, Douglas is the largest and includes branches of many of the shops which are familiarly found in high streets around the UK. However, locally based retailers add variety and interest to our shopping streets, and this is particularly noticeable in Ramsey, Peel, and Castletown. It is interesting to note that in Ramsey and Peel, locally based furniture shops operate successfully from within the town centres, whereas Douglas town centre has now largely lost its furniture shops to edge-of-town or out-of-town sites. 9.4.2 The reasons for directing retail development to town centre sites are essentially those set out in paragraph 9.3.3 in respect of offices, but to these must be added the nee d for there to be a sufficient range and choice of goods available in the one shopping trip, without the need to travel between sites. Experience in the UK illustrates the impact which out -of-town retail development has on the traditional town centre high street and on small village shops, and it is pertinent to note the reversal of policy by the UK Government. The Department therefore proposes to adhere to the established policy which was embodied in the Tynwald resolution of 1987 (see paragraph 9.2.5). 9.4.3 Exceptions to this general policy have been identified in paragraph 9.2.6. In addition, there are community benefits associated with neighbourhood shops (see paragraph 10.6.1). The following general policy is therefore appropriate:
No additional office development will be permitted in the Braddan Parish District with the exception of those necessary for the functioning of an approved industrial development, including science based industries, or when an individual office can be shown to be necessary solely for the needs of the local community. Conversion of existing structures will be preferred to new development.
Within the Braddan Parish District Local Plan
terms of availabil ity, location, quality and demand. A full Review would acknowledge and take into account as appropriate all up to date strategy/policy documents from across Government. 13.3 This process of Monitoring and Review is particularly important given the p roposal to make provision for future housing needs on the basis of a process of 'Plan, Monitor and Manage' as outlined in Chapter 8 (Housing). Under this, the phasing of the release of sites proposed for housing in the Area Plans would be based on maintai ning an adequate supply of housing sites with the focus on securing development on brownfield sites, previously developed land and sites within existing settlements before releasing greenfield sites. Such phasing includes the identification of sites as 'Strategic Reserves' in Area Plans. This approach, which includes the preparation of appropriate development briefs, allows land to be allocated for residential as well as other uses such as employment, but held 'in reserve' until such time as they are required. Isle of Man Strategic Plan 2011 - 2026 Annual Monitoring Five Yearly Review APPENDICES CONTENTS 1. Definitions and Glossary of Terms 2. Relationship between Strategic Objectives and Strategic Policies 3. Settlement Pattern 4. Guidance on Requirements for the Undertaking of a Flood Risk Assessment 5. Environmental Impact Assessment 6. Open Space Requirements for New Residential Development 7. Parking Standards 8. Existing and Approved Dwellings by Local Authority Area 9. Employment Land Availability APPENDIX 1 DEFINITIONS AND GLOSSARY OF TERMS Areas of Ecological Importance or Interest Sites designated in Local and Area Plans which serve to protect areas known to house important species or those which act as habitat corridors between such areas. Area Plan See Development Plan. Backland development Development on land at the back of existing properties, usually on what were the back gardens, and often without a separate road frontage. Business Parks A development encompassing land for light industrial purposes, warehousing, new - technology companies involved in scientific, commercial, or industrial research or development and office accommodation as the corporate headquarters of companies having multiple and diverse interests (but excluding financial/professional services to visiting members of the public); buildings should be set in parkland which should dominate the landscape. Conservation area Has the meaning acc orded to it by Section 18 of the 1999 Town and Country Planning Act. Curtilage The area of land attached to and around a building, used with the building and within which the building is set (e.g. the garden and driveways of a house, the storage yard of a factory). Land used with a building but severed from it by, say, a highway or service lane is not part of the curtilage of that building. Development Plan The Development Plan consists of a Strategic Plan (this document) and one or more Area Plans , as defined in the Section 2 of the 1999 Town and Country Planning Act. It is the Department's intention to prepare four Area Plans for the South, East, North and West of the Island. Energy Impact Statement An assessment, prepared by the developer/appl icant, of the impacts of the development in terms of energy consumption, and proposals for reducing that consumption and improving the energy efficiency of the development. Environmental Impact Assessment (EIA) The means of assessing the impacts (good an d bad) of a proposed development on the environment, prepared by, or on behalf of, the developer/applicant. An EIA should aim to ensure that the planning decision is made in the knowledge of all the likely environmental effects of the development, and of t he proposals for mitigating adverse effects and enhancing positive effects. Flood Risk Assessment A document which assesses the likelihood of flooding in a particular area, so that judgements can be made about the feasibility of flood mitigation measure s and whether development should be allowed or not. Floor Space and Floor Area (see Housing Policy 13-15) Where there are references to "floor space" and "floor area", the space or area in question should be measured externally, and should not include att ics or outbuildings. Green gaps (see Spatial Policy 7) In the context of Spatial Policy 7, "green gap" means an open area which serves to maintain the distinction between settlements; prevents the coalescence or merging of settlements; and may provide recreational opportunities. Habitable status (see Housing Policy 12) In the context of Housing Policy 12, "habitable status" means whether or not a building which has previously been occupied as a dwelling may be re -occupied as such without the need for planning permission for that use. Infill development Building on a relatively small site in between two existing buildi
Condition 1
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Condition 2
This permission relates to the erection of an extension as shown in drawing numbers 10 765 01 and 10 765 02 date stamped 13th September 2011, and supporting information from Penketh-Millar date stamped 3rd October 2011.
