Dismissed
25 April 2017 · Committee
Office Workshop & Premises, Peel Road, Braddan, Douglas, Isle Of Man, IM4 4le
This decision was appealed
Appeal dismissed
This outline application sought approval in principle for up to 25 units of residential accommodation for older people at B C S House and Builders Yard, Peel Road, Braddan. The application addressed means of access only at this stage. The application was refused by committee on 25 April 2017. The site sits within an area zoned for predominantly industrial use, and the proposal was found to conflict with that zoning and with policies protecting employment land. Planners also considered the location unsuitable for residential development given its distance from facilities and services. An appeal was subsequently made against the refusal but was dismissed.
The application was refused by committee. The site is zoned for predominantly industrial use under the Braddan Local Plan 1991, and the proposal conflicted with that zoning and with business land policies in the Isle of Man Strategic Plan 2016. The development would also have reduced the available supply of employment land in the East of the island, and the site was considered poorly located in relation to existing facilities and services, making it an unsustainable location for residential use.
Development should make the best use of resources
Strategic Policy 1: Development should make the best use of resources by: (a) optimising the use of previously developed land, redundant buildings, unused and under -used land and buildings, and re - using scarce indigenous building materials; (b) ensuring efficient use of sites, taking into account the needs for access, landscaping, open space (1) and amenity standards; and (c) being located so as to utilise existing and planned infrastructure, facilities and services. 4.2.2 In pursuance of (c) abo ve, the Department will, when formulating its programme for the preparation of new Area Plans, have particular regard to: (a) the availability of mains drainage connected to IRIS or other mains systems; (b) securing the future viability of rural primary schools; (c) the public investment in the Island's highway, bus, railway and tramway networks; (d) the provision and availability of water; and (e) community facilities. 4.3 Environment 4.3.1
25% affordable housing requirement
Housing Policy 5: In granting planning permission on land zoned for residential development or in predominantly residential areas the Department will normally require that 25% of provision should be made up of affordable housing. This policy will apply to developments of 8 dwellings or more. The term affordable housing is defined by the Department as housing which is either: directly provided by the Department; or directly provided by Local Authorities; or meets the criteria for the Department's House Purchase Assistance Scheme 2004 (and any successor schemes approved by Tynwald). 8.7 New Housing in Existing Settlements 8.7.1 Recent Local Plans and Area Plans have included development briefs guiding the design and layout of land which is zoned for residential use. Such briefs should not needlessly prescribe design, but should indicate site-specific constraints, the need for provision of public facilities or amenities (such as play areas, neighbourhood shops, or land for schooling, open space, or road improvements), and, if appropriate, the maximum or minimum density and the need for the inclusion of an element of affordable housing. Where these briefs state that an optimum density should be achieved this should not be used as an argument for higher density development which has an adverse effect on the residential amenity of adjoining properties or the character of the area.
Dismissed
19 light industrial units
light industrial units with associated offices and parking to replace existing builders yard and offices
light industrial unit
factory
warehouse and office
extant approval for industrial units