Officer Planning Report Recommendation

Planning Report And Recommendations {{table:460622}} ### Considerations {{table:460620}} ### Written Representations ### Consultations {{table:460621}}

Officer's Report

THE APPLICATION SITE AND PROPOSED DEVELOPMENT

The application site comprises a parcel of land contained within Ballafletcher Industrial Estate, which is located on the northern side of Ballafletcher Road in Braddan.

The proposed development comprises the erection of an office/warehouse building on the application site.

Planning History

The application site has not been the subject of any previous planning applications that are considered specifically material to the assessment of this current planning application. There is a concurrent planning application (10/01446/B) for the erection of a building to provide offices and warehouse with associated parking on the land directly adjoining the application site.

Representations

Braddan Parish Commissioners have no objections to the planning application.

The Department of Infrastructure Highways Division do not oppose the planning application.

Planning Policy

In terms of local plan policy, the application site is located within a wider area of land that is designated as predominately industrial under the Braddan Parish District Local Plan.

In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered specifically material to the assessment of this current planning application. General Policy 2 states:

"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."

Business Policy 7 states: "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."

Business Policy 8 states: "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."

Assessment

The planning application seeks planning approval for the erection of an office/warehouse building on the application site. The proposal was the subject of pre-application discussion with the applicant's agent.

In terms of principle it can be seen that the surrounding area contains a widely of different commercial buildings in different uses. These range from true industrial uses to office based developments and training centres. As such, it is considered that the development of type proposed by this current planning application (i.e. commercial warehousing with associated office facilities) is similar to existing developments and uses within the surrounding area. Therefore the proposed use is concluded to be acceptable within this location.

In respect of site specific impacts the proposed development is unlikely to be visible from outside of the surrounding estate. Nevertheless the design of the proposal is considered to be of a suitable standard for the type of development proposed and that it would not look out of place within the surrounding area. The proposal provides appropriate levels of on-site car parking.

It is recommended that the planning application be approved.

Party Status

It is considered that the following parties that made representations to the planning application should be afforded interested party status:

Braddan Parish Commissioners. It is considered that the following parties that made representations to the planning application should not be afforded interested party status:

The Department of Infrastructure Highways Division.

Recommendation

Recommended Decision: Permitted Date of Recommendation: 05.11.2010 Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal 0 : Notes attached to refusals 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 K207/PA/10-01, K207/PA/10-02 and K207/PA/10-03 date stamped the 1st October 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