19 September 2017 · Committee
Unit 12 Cooil Smithy, Isle Of Man Business Park, Douglas, Isle Of Man, IM2 2qa
This application sought permission to change the use of Unit 12 at Cooil Smithy, a recently built industrial unit of 118 sqm within the Isle of Man Business Park in Braddan, from industrial, warehousing and distribution to a Class 2(a) insurance broker office. The application was refused by the Department of Environment, Food and Agriculture. The land is zoned for industrial use under the Braddan Local Plan, and planning policy for the Isle of Man restricts such land to industrial, storage, or distribution purposes. An Employment Land Review had already identified a shortage of employment land in the East of the Island, and that shortage had not been addressed by the allocation of new land, making the loss of this unit particularly harmful. In addition, an office use in this location was found to conflict with strategic planning policy, and the site's three existing parking spaces fell well short of the eight required for the proposed use. No adequate justification for relaxing the parking standard or providing alternative provision was offered.
The application was refused on three grounds. First, the land is zoned for industrial use and converting it to office use would reduce the already limited supply of employment land in the East of the Island. Second, an office use in this location conflicts with strategic planning policy for the Isle of Man. Third, only three parking spaces are available on site against a requirement of eight, and no justification for relaxing that standard was provided.
Refusal Reasons
Business Policy 5 of the Isle of Man Strategic Plan 2016
on land zoned for industrial use permission will be given only for industrial development or for storage or distribution
Business Policy 5: On land zoned for industrial use, permission will be given only for industrial development or for storage and distribution; retailing will not be permitted except where either: (a) the items to be sold could not reasonably be sold from a town centre location because of their size or nature; or (b) the items to be sold are produced on the site and their sale could not reasonably be severed from the overall business; and, in respect of (a) or (b), where it can be demonstrated that the sales would not detract from the vitality and viabil ity of the appropriate town centre shopping area. 9.2.7 Where industrial development is proposed, it is essential that all parking and manoeuvring by vehicles which will be generated by the use of the site can be accommodated within the site and off the highway. This is particularly important within industrial estates where lack of parking and manoeuvring space can create significant difficulties for other estate users, particularly where the use of large and articulated vehicles is involved. Where mezzani ne levels are proposed after a building has been completed, the Department may require more parking space to accommodate the additional traffic which would be generated. The standards of parking provision which will be required are set out in Appendix 7. 9.2.8 Local requirements for industrial development of a particular sort will be identified during the preparation of Area Plans. The Department is aware that, within some parts of the Island, there is a demand for small "starter units".
Business Policy 7 of the Isle of Man Strategic Plan 2016
New office floor space should be located within town and village centres
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.
