Officer Planning Report Recommendation

Planning Report And Recommendations {{table:3376}} ### The Application Site And Proposed Development 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 0.41 hectares and is accessed via an estate road into the existing business park, is currently undeveloped. The proposed development comprises the erection of office building (Blocks B & C) with associated drainage works, car parking and landscaping 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 the current planning application. However, planning approval has been recently approved for similar development on adjoining land through planning applications 10/00749/B and 10/01676/B. ### Representations 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 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. ### 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 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 (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." ### Transport Policy 7 states: "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 and 1 space per 100 square metres for storage and distribution. In terms of the current proposal this is calculated as equating to a minimum requirement of 20 car parking spaces. The proposal provides 24 car parking spaces. ### Transport Policy 8 states: "The Department will require all applications for major development to be accompanied by a Transport Assessment." ### Energy Policy 5 states: "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." ### Assessment The planning application seeks planning approval for the erection of a building for use as corporate headquarters with associated drainage, car parking and landscaping. The proposal comprises a three-storey building containing approximately 945 square metres of nett office space with 63 on-site car parking spaces. 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 intended for use by a specific end-user whose business 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 three-storey in height and positioned relatively centrally on the main part of the application site. The design of the proposed development is similar in style to that approved on adjoining sites under planning applications 10/00749/B and 10/01676/B. Whilst this is an unashamedly modern design it is considered to be an attractive and imaginative approach to what could easily be bland office development. Such 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. ### Party Status 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. {{table:3377}} I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer. Decision Made : Permitted Date: 21/2/11 Signed: [Handwritten signature] Senior Planning Officer [Handwritten signature]