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Government
Dandara Commercial Limited Dandara Group Head Office Isle Of Man Business Park Cooil Road Braddan IM2 2SA
In pursuance of powers granted under the above Act and Order the Department of Infrastructure determined to APPROVE a planning application by Dandara Commercial Limited, Ref 13/00555/B, for the erection of twelve industrial and/or warehousing & distribution units at Field 521895 And Site Of Former Cooil Smithy Adjacent To Cooil Road Braddan Isle Of Man subject to compliance with the following condition(s):
Date of Issue: 14th June 2013
M Kallyher
Director of Planning and Building Control
This decision was made by a Senior Planning Officer in accordance with the authority delegated to them.
This permission refers only to that required under the Town and Country Planning (Development Procedure) Order 2005.
Any appeal against this decision must be in writing and must be received by this Department within 21 days of the date of this notice.
An appeal form and guidance notes are available from either the Planning Office, Tel 685950, or to download from the Department's website www.gov.im/transport/planning/plan/applications/decision.xml.
Please note that a copy of the Officer's report which led to the decision, together with correspondence relative to the application, are available for inspection at the Department.
The proposed development must not be commenced until either:
Whichever is the later.
If no appeal is lodged within 21 days of the date of issue overleaf, and this decision becomes final, the Department's public reference copy (counter copy) of the planning application may be collected by the applicant or their agent from Murray House.
Please note that if the counter copy of the application is not collected within THIRTY DAYS following the last date on which a planning appeal can be made it will be destroyed without further notice.
Department of Infrastructure, Murray House, Mount Havelock, Douglas, Isle of Man, IM1 2SF
Tel (01624 685950) email; [email protected]
13/00555/B
| Application No. : | 13/00555/B |
| Applicant : | Dandara Commercial Limited |
| Proposal : | Erection of twelve industrial and / or warehousing & distribution units |
| Site Address : | Field 521895 And Site Of Former Cooil Smithy |
| Adjacent To Cooil Road | |
| Braddan | |
| Isle Of Man |
Case Officer : Miss S E Corlett
Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
1.1 The site is a parcel of land which lies on the north eastern side of Cooil Road (A24) between the two entrances into the Business Park which lies on the same side of the road. Also defined in blue is a parcel of land to the north west. The parcels of land are 1.4 acres and 0.8 acres in area respectively. To the south east of the site is the 4Hire Car sales, rental and repair business and to the north is the Securicor premises. On the opposite side of the road is open land and part of the site operated as a food wholesaler's (Robinsons).
1.2 At present there is no access into the site from Cooil Road other than serving the former Smithy dwelling which sat at the eastern end of the site, alongside the 4Hire site and which is now screened from the road by hoardings.
1.3 The site is relatively flat. Presently there is a white hoarding along the Cooil Road frontage. This has permission for the display of advertisements (PA 13/00432).
2.1 Proposed is the development of the site to accommodate two blocks for use for industrial purposes and/or storage and distribution.
2.2 The buildings will have a footprint area of 1376 sq m (Block A) and 1010 sq m (Block B) measured externally. Block A will be rectangular in footprint, internally be subdivided into eight units and with an eaves level of 4m and internal maximum ceiling height of just under 6m. The building will be finished in smooth composite panels over a rendered base in a variety of olive green colours with intermittent white panels. Block B is irregularly shaped and internally subdivided into four units with the same finish materials and colours. Each unit is served by a large roller shutter door and has between three and six parking spaces allocated to it - a total of 45 spaces for 2250 sq m of floor area gross (one space per 50 sq m).
2.3 A number of trees will be removed to facilitate the development but a number of trees around the perimeter are to be retained and more planted around the units on the perimeter (Scots Pine, Alder, Ash, Silver Birch and Sessile Oak) with hawthorn and blackthorn planted along the roadside boundary. The application indicates that the advice of DEFA Forestry Division has been sought regarding the trees to be removed and their view was that the trees
in question were not of sufficient amenity value to warrant an objection to their removal. An e-mail from DEFA confirms this and is included in the application. 2.4 Access into the site will be from the internal estate road which runs past Securicor to the site. Two individual accesses will be to the western units if Block A and a roadway 6 m wide to the south of Block A introduced to provide access to the western units in this block and to Block B. 2.5 Surface water will be channelled to new soakaways within the site: foul sewage will be discharged into the main foul sewer. 2.6 In reference to the requirement for new development to be energy efficient, the application includes details of energy efficient fittings within the buildings and local sourcing of materials for the development where practicable.
3.1 The site lies within a site designated on the Braddan Local Plan of 1991 as an area where a master plan for the development of the site should be formulated to incorporate a mix of uses including residential, industrial, science based industry and a secondary school. The area was the subject of applications (PAs 89/04166, 90/04155) for the development of residential development at the northern edge and for a business park on the remainder of the site which includes some retailing (cars, carpets, timber and building products), Douglas Corporation's waste management headquarters, training facilities (Restart and Red Cross), and corporate headquarters (Manx Telecom, MEA, Celton Manx, Royal London). 3.2 The development should therefore accord with the following policies in the Strategic Plan:
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 space 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 adverse 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; I) 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." 3.3 Parking provision should be made on the basis of 1 space per 50 sq m of industrial space and 1 to 100 sq m of storage and distribution in accordance with the Strategic Plan Appendix Seven.
4.1 The site has previously been used temporarily as a builder's compound (PA 04/01292). A subsequent application for commercial development, including the adjacent land was refused for reasons relating to access which was to be taken directly from Cooil Road (PA 05/00575). 4.2 PA 10/01676 proposed the erection of a corporate headquarters building on part of the current site. This was a modern style structure with flat roof and horizontal proportions and associated car parking and landscaping. 4.3 PA 12/01628 sought and was granted approval for the hoarding around the site and a current application seeks the display of advertisements on the hoarding (PA 13/00432). 4.4 PA 11/00169 and 11/00170 proposed corporate headquarters buildings, similar to that approved under PA 10/01676, with associated landscaping and car parking.
5.1 Highways Division and Braddan Parish Commissioners indicate that they do not oppose the application. 5.2 The Isle of Man Water and Sewerage Authority raise no objection subject to the attachment of conditions relating to the connection of the dwelling [sic] to the main sewer, no discharge of surface water to the main foul sewer. that the use of the units be for dry purposes only as the only discharges to the main foul sewer at this time would be from domestic scale toilets and canteens and that if the sewerage is to be adopted at any time in the future, an agreement should be entered into at this stage. All of these concerns are matters for the connection agreement between the developer and the Authority and for direct communication between the two bodies, rather than matters for the planning decision notice. A copy of the correspondence has been sent to the applicant.
6.1 The proposed scheme is different in use and form to those developments which have previously been approved on the site. Whilst the corporate headquarters developments approved under PAs 10/01676, 11/00169 and 11/00170 were more akin to the Celton Manx building to the west, what is proposed here is not dissimilar to the more industrial style buildings of Securicor and 4Hire but with the modern form of the building to the west. As such, it is considered that the proposed buildings would not have any adverse visual impact on the environment in which the buildings will be situated. 6.2 The proposed use is in accordance with the original development brief for the area and the parking proposed complies with the standards required for industrial and storage uses. 6.3 The site is visible from Cooil Road and its previous temporary use for the storage of builder's materials did little to promote an attractive frontage to the highway and the proposed development, with the proposed landscaping will provide a more attractive streetscene and at the same time providing industrial units to boost employment opportunities in the Island. 6.4 In summary, it is considered that the proposal is in accordance with policy and is recommended for approval.
7.1 The local authority, Braddan District Commissioners are, by virtue of the Town and Country Planning (Development Procedure) Order 2005 paragraph 6.4(d) interested parties and as such should be afforded party status to this application.
7.2 The Highway Authority is now part of the Department of Infrastructure of which the Planning Authority is part. As such, the Highway Authority cannot be afforded party status in this case.
7.3 The Isle of Man Water and Sewerage Authority raise issues which are not material planning considerations and as such should not be afforded party status in this case.
Recommendation
Recommended Decision: Permitted Date of Recommendation: 12.06.2013 Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal O : 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. The development must be undertaken in accordance with the following drawings: APL/000, APL/001, APL.002, APL/003 and APL/004 all received on 7th May, 2013.
C 3. All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the dwellings, 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.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.
Decision Made : Permitted Date : 13/01/13
Determining officer (delete as appropriate)
Signed : _______________________________ ________________________________ ________________________________ Anthony Holmes Senior Planning Officer Signed : _______________________________ ________________________________ ________________________________ Michael Gallagher Director of Planning and Building Control Signed : _______________________________ ________________________________ ________________________________ Sarah Corlett Senior Planning Officer Signed : _______________________________ ________________________________ ________________________________ Jennifer Chance Development Control Manager
12 June 2013 13/00555/B Page 5 of 5
PA13/00555/B Dandara Commercial Limited
Erection of twelve industrial and / or warehousing & distribution units, Field 521895 And Site Of Former Cooil Smithy Adjacent To Cooil Road Braddan Isle Of Man Planning Officer:
Planning history and constraint detail extracted from the planning database for this site, collated for the benefit of the Planning Officer on 14.05.2013, includes;
Dev Control Polygons:
Reference Number: 13/00432/D Status: Pending Consideration Proposal: Erection of temporary advertising signage (retrospective) Reference Number: 12/01629/D Status: Refused Proposal: Erection of temporary advertising signage (retrospective) Reference Number: 13/00555/B Status: Pending Consideration Proposal: Erection of twelve industrial and / or warehousing & distribution units Reference Number: 04/01292/C Status: Permitted on Review Proposal: Change of use of land as temporary builders compound Reference Number: 10/00749/B Status: Permitted
Proposal: Erection of an office building for use as corporate headquarters, with associated access and drainage works, car parking and landscaping
Reference Number: 12/00220/B Status: Permitted Proposal: Extension to existing glazed entrance porch Reference Number: 11/00169/B Status: Permitted Proposal: Erection of office building (Blocks B & C) with associated drainage works, car parking and landscaping Reference Number: 89/04166/A Status: Permitted on Review Proposal: Approval in principle for development of 40 acre business park, Ballacottier Farm, Cooil, Braddan. Reference Number: 12/01628/B Status: Permitted Proposal: Erection of temporary hoarding to enclose construction site (retrospective) Reference Number: 05/00575/A Status: Refused
Proposal: 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, with access to be taken from Cooil Road.
Reference Number: 11/00170/B Status: Permitted Proposal: Erection of an office building (Block A) with associated drainage works, car parking and landscaping Reference Number: 90/04155/B Status: Permitted
Proposal: Layout of roads and sewers, Ballacottier Business Park site, Cooil Road, Braddan.
BC Case Polygon:
Reference Number: 11/07210/DEX BC Case Status: Plans Approved Proposal: Erection of 2 storey office development. Works to consist of traditional masonry build with car parking Reference Number: 10/07530/CSH BC Case Status: Building Work Complete Proposal: Erection of 6k, 2 storey Office development and associated parking facilities
PLanning Enforce:
Reference: 04/00107/COMP Status: Case Closed Nature of Enforcement: Use of land for builders yard. (Retrospective) Reference: 09/00059/COMP Status: Case Closed Nature of Enforcement: Various advertising hoardings erected on pavements around Business Park Reference: 12/00179/COMP Status: Pending Consideration Nature of Enforcement: Erection of roadside hoardings
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