Erection of detached single storey timber clad office building for use in conjunction with site

Why Was This Approved?

✓Site has established industrial and commercial character despite residential zoning
✓Small scale — 6m x 3m, 3m flat roof — timber-clad construction appropriate to setting
✓No windows facing residential properties, eliminating overlooking risk
✓No increase in noise or pollution beyond existing industrial activity on site
✓Condition restricting use to office only to prevent future permitted development change of use
✓Compliant with Isle of Man Strategic Plan policies on development, office scale, and parking
✓amenity
✓character
✓highways
✓parking
✓The principle of the development
✓The impact on residential amenity of neighbours
✓The visual impact of the building
✓Parking provision on site and highway safety

The proposal was for a detached single-storey timber-framed and clad office building, measuring 6m by 3m with a flat roof at approximately 3m height, to be sited in the north-west corner of the depot yard adjacent to the boundary fence and open fields to the north. The site is an active industrial grain store with multiple large warehouses and sheds, and although the Braddan Local Plan zones the area as predominantly residential, the site's actual use is industrial and commercial in character. Nearby residential properties — including Orrisdale, Fair View, and the traditional stone Burnside Cottage to the south-west — were assessed for potential harm. Officers concluded that the small office building would generate no additional noise or pollution beyond the existing industrial activity, and that no windows would face any residential property, eliminating overlooking risk. The modest scale and timber cladding were considered visually appropriate within the existing yard setting, and the proposal was found to comply with Isle of Man Strategic Plan policies on general development, office building scale, and parking standards. The Planning Committee approved the application in line with the officer recommendation.

The building's small scale and timber construction were considered in keeping with the established industrial site and would not harm the character of the area. No additional noise, pollution, or overlooking impacts on neighbouring dwellings were identified. A condition restricts the building's use to office purposes only, preventing future change of use under permitted development rights.

Site Observations

•The site is the curtilage of the Corlett Sons & Cowley Depot on Main Road, Union Mills. The site is an industrial grain store with a number of large warehouses and sheds on the site.
•To the south west of the site adjoining the boundary is Burnside Cottage, a traditional stone cottage. There are a number of residential dwelling to the west and open fields to the north.

Policies Assessed (3)

GP2

General Policy 2 of the Isle of Man Strategic Plan 2016

the proposal is considered to comply with the aforementioned policies

General Policy 2: 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: (a) is in accordance with the design brief in the Area Plan where there is such a brief; (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (c) does not affect adversely the character of the surrounding landscape or townscape; (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; (e) does not affect adversely public views of the sea; (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; (g) does not affect adversely the amenity of local residents or the character of the locality; (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; (j) can be provided with all necessary services; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption. 6.3 Development outside of areas zoned for development

BP8

Business Policy 8

New office buildings should, in terms of height and mass, respect the scale and character of adjoining and nearby buildings

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:

TP7

Transport Policy 7

parking provision must be in accordance with the Department's current standards

Transport Policy 7: The Department will require that in all new development, parking provision must be in accordance with the Department's current standards. The current standards are set out in Appendix 7. 11.5.4 New development can have a significant impact in terms of the traffic generated by it and the impact on the various modes of travel. The Department considers that proposals which are likely to be significant traffic generators should be accompanied by a Transport Assessment(1) which should look at all modes of transport including access by public transport, cycling and on foot.

Conditions (2)

1
Condition 1
1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
2
Condition 2
2. Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification), the building hereby approved shall not be used other than as an office.