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The application site comprises a parcel of land, adjacent to Cool Road, which is located in the Isle of Man Business Park in Braddan. The land, which measures approximately 0.26 hectares and is accessed via an estate road into the existing business park, is currently undeveloped.
The proposed development comprises the erection of an office building (Blocks A) with associated drainage works, car parking and landscaping on the application site.
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.
Braddan Parish Commissioners have no objections to the planning application.
The Department of Infrastructure Highways Division do not oppose the planning application.
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 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.
"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 drainage, car parking and landscaping. The proposal comprises a three-storey building containing approximately 405 square metres of nett office space with 27 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 two-storey in height and of a design that 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 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.
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: | 16.03.2011 |
| 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. | 1/2 /03 |
| This approval relates to drawing no.s APL/00 rev. A, APL2 rev. A, AP13 rev. A and APL/06 rev. A date stamped the 10th February 2011. | |
| C 3. | |
| 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/00 rev. A date stamped the 10th February 2011. | |
| I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer. | |
| Decision Made : Permitted | Date : 2/7/11 |
| Signed : | Senior Planning Officer |
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