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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 0.47 hectares and is accessed via a new estate road into the existing business park, is currently undeveloped.
The proposed development comprises the erection of an office building for use as corporate headquarters, with associated access and drainage works, car parking and landscaping on the application site.
The application site has been the subject of a number of previous planning applications, two of which are more recent and could be viewed as potentially material to the assessment of the current planning application:
Planning application 04/01292/C sought planning approval for the change of use of land as a temporary builder's compound on part of the land that forms the application site for the current planning application. This previous planning approval was granted for a temporary period and has now lapsed.
Planning application 05/00575/A sought planning approval in principle for the creation of two plots for commercial use, one for a motor sales outlet and the other for a business park office/technology/industrial use on part of the land that forms the application site for the current planning application. This previous planning application was refused and a subsequent appeal dismissed.
REPRESENTATIONS The Department of Economic Development support the proposal. The Manx Electricity Authority express an interest in the planning application. PLANNING POLICY
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."
NB. Appendix 7 of the Isle of Man Strategic Plan 2007 sets a parking standard for out of town offices of 1 space for every 15 square metres of nett floor space. In terms of the current proposal this equates (450 ÷ 15) to a minimum requirement of 30 car parking spaces.
"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 an office building for use as corporate headquarters, with associated access and drainage works, car parking and landscaping on the application site. The proposed development comprises a two-storey building containing approximately 450 square metres of nett office space, 30 on-site car parking spaces, new access road and associated 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 corporate headquarters and is understood to be currently intended for use by an internet gaming business that 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 blends white render and Manx stone to produce what 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 not be afforded interested party status:
The Department of Economic Development; and The Manx Electricity Authority.
Recommendation
Recommended Decision: Permitted Date of Recommendation: 25.06.2010 Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1. 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 ADR_500, APL/101 and APL/102 date stamped the 19th May 2010.
C 3.
All planting, seeding or turfing comprised in the landscaping shown on drawing no. APL/101, date stamped the 19th May 2010, agreed scheme must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the building, whichever is the sooner. Any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species.
C 4. Prior to the occupation of the building the car parking provision must be set out and capable of use in accordance with drawing no. APL/101, date stamped the 19th May 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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