Supporting Statement

Dandara Commercial Ltd.

Erection of office building with associated drainage works, car parking and landscaping, part of field 521895, between Cooil Road and MEA building, Isle of Man Business Park, Braddan.

Supporting Information

The site is an area of approximately 0.3 acres (excluding access road) which adjoins the eastern side of Cooil Road, adjacent to the existing MEA Headquarters building and associated depot. It is within an area which has previously been approved for Business Park use under PAs 89/04166 & 90/04155 and is included within the Business Park "Masterplan" area identified in the Braddan Local Plan. It was also within an area proposed for Business Park use in the Draft Braddan Parish Plan 2003.

Much of the site is clear of topsoil and vegetation having previously been used as a temporary builders compound (approved under PA 04/01292). An application which sought approval in principle for the creation of two commercial development plots on fields 521888 & 521895 was subsequently refused due to concerns over access (which was to be taken directly from Cooil Road) and the introduction of a car sales use to the area. Planning approval has more recently been granted under PA 10/00749 to erect an office building on land immediately to the north west of the site (which is currently under construction) and under PA 10/01676 to erect an office/warehouse building directly to the south east.

It is now proposed to develop the site with an office building to be used as corporate headquarters (Block A), with associated access and drainage provisions, car parking and landscaping. A separate application has been submitted which seeks approval for a larger office building (Blocks B & C) on a site immediately to the west. The buildings have been designed to take into account their location, including the recently approved buildings on either side, and in part they sit upon columns which raise the accommodation up to first floor level. The need to provide modern office accommodation in a commercial setting is an important consideration and a design statement accompanies the application.

Vehicular access to the site is to be taken through the Isle of Man Business Park and not directly from Cooil Road. Block A will provide approximately 405 sq.m of nett office space and the 27 parking spaces to be provided will satisfy the relevant parking

standard of the Isle of Man Strategic Plan (1 space per 15 sq.m of nett floorspace for out of town offices). The application is accompanied by a Transport Assessment prepared by Bryan G Hall Consulting Civil & Transportation Planning Engineers which confirms that "the traffic likely to be generated by the two application proposals and by the development of the adjoining undeveloped land will not be detrimental to the safety or convenience of other road users within the Business Park", and which goes on to conclude that "the application proposals conform with the Policies of the extant Braddan Parish District Local Plan, the Draft Braddan Parish Plan and the Isle of Man Strategic Plan and that planning permission should not be withheld for any of these reasons."

The Manx sod hedge which forms the original roadside boundary is to be retained and strengthened where necessary, and the trees which exist at the site boundary are to be retained and protected during construction. Further landscaping and planting is to take place within the site. The application is accompanied by an Energy Impact Assessment/Statement as required by Energy Policy 5 of the Isle of Man Strategic Plan¹.

¹ An Energy Impact Assessment/Statement is attached at Appendix 1

Appendix 1

Energy Impact Assessment/Statement

Energy Impact Assessment

Background

The Isle of Man Strategic Plan states:

Energy – Policy 5: 'The Department will prepare a Planning Policy Statement on Energy Efficiency. Pending the preparation and adoption of that PPS the Department will require proposals for more than 5 dwellings or 100 square metres of other development to be accompanied by an Energy Impact Assessment.'¹

The above Policy Statement is further defined with the following:

12.2.10

'In addition to alternative sources of energy supply, the Strategic Objectives in Chapter 3 refer to the promotion of efficiency and economy in the use of resources and the reduction of energy consumption by more efficient use of energy through energy conservation, recycling and waste reduction. There are numerous ways of increasing energy efficiency and reducing energy consumption both in the design and construction of new development and its subsequent operation, management and maintenance. The Building Regulations set standards for energy efficiency in new buildings including walls, windows, roofs and heating appliances. But the design and layout of new developments can in themselves reduce energy consumption through for example Passive Solar Estate Layouts.'² Added to this are the various solar panel, photovoltaic cell, solar energy and heat pump technologies.'¹

12.2.11

'Within the Strategic Objectives relating to resource and to energy efficiency, the Department wishes to promote a greater awareness and recognition, of the benefits both to the environment and the consumer of energy efficiency in its widest sense. To this end the Department intends to prepare a Planning Policy Statement on Energy Efficiency. In the meantime it will require a planning application for more than 5 dwellings or commercial development of more than 100 square metres to be accompanied by an Energy Impact Statement'³ to demonstrate what measures have been taken in the design of the development to reduce energy consumption and increase energy efficiency.'¹

(1) Isle of Man Strategic Plan 2007 (2) UK Department of the Environment General Information Report 27 – Passive Solar Estate Layout (3) Definition From Appendix 1 of Isle of Man Strategic Plan 2007 – 'Energy Impact Statement: An assessment, prepared by the developer/applicant, of the impacts of the development in terms of energy consumption and proposals for reducing that consumption and improving the energy efficiency of the development.'

The attached document is a suggestion of a possible format for an Energy Impact Assessment as required by Energy Policy 5 of the Isle of Man Strategic Plan.

The headings for the Energy Impact Assessment have been drawn from the following documents:

Town and Country Planning Act 1999 – Isle of Man Strategic Plan 2007
UK Communities and Local Government documents: 'Code for Sustainable Homes – A Step-change in sustainable home building practice'. 'Regulatory Impact Assessment Energy Performance of Buildings Directive Articles 7-10'
BRE BREEAM Ecohomes Standards and Sustainability Checklist (including Pre-Assessment Estimator)
Sustainability Checklists – Woking Borough Council
Energy Saving Trust – Passive Solar Estate Layout (specifically referred to in 12.2.10 of the Strategic Plan)
Town & Country Planning Association (TCPA) 'Planning for Sustainable Energy'

Dandara – Energy Impact Assessment

Category	Target	Notes	Achievable (YES / NO)	If YES – how? If NO – why not?
Design / Specification Energy / CO²	Improve thermal efficiency of the walls, windows and roof by eg. more insulation or better glass	Does the design specification demonstrate an improvement over currently utilised specifications / exceed current Building Regulation requirements?	Yes	Low E windows being fitted. Insulation exceeds Current Building Regulation Requirements.
	Reduce air permeability – improving the control of fresh air into the building.	Passive Ventilation methods considered.	No	Not applicable on this scheme.
	≤1.3 Heat Loss Parameter (HLP)	Fabric of the building designed to reduce thermal bridging.	Yes	Currently meets the requirements but aiming to exceed.
	Reduce Energy Consumption in respect of Space Heating	• High efficiency condensing boilers – SEDBUK rating A • Alternative (oil/LPG boilers)– SEDBUK rating A • Alternative methods of heating eg. Biomass, CHP, Heat Pump • Passive Solar design Communal heating	N/A	Heating system to be specified by end user.

SCHEME: Isle of Man Business Park

Reduce Energy Consumption in respect of water heating	Inclusion of solar thermal water heating OR Properties to be left 'solar enabled' for retro-fit.	Yes	Where appropriate
Improved energy efficiency of lighting (internal)	≥75% energy efficient fixed fittings OR state %.	Yes	Where appropriate, light fittings will be dedicated low energy.
Improved energy efficiency of lighting (external)	External lighting provided by dedicated energy efficient fittings & daylight cut-off devices.	Yes	Where appropriate, light fittings will be dedicated low energy.
Improved energy efficiency of lighting (security)	All burglar security lighting is Max. 150w & fitted with movement detecting & daylight shut-off devices.	Yes	Where appropriate, light fittings will be dedicated low energy.
Energy Efficient fixed fittings	• ≥40% Of fixed fittings - fridges and freezers have an A+ rating. • Washing machines and dishwashers have an A rating. • Washer driers & tumble driers have a B rating.	No	Not applicable to this scheme.
Energy Efficient fittings (retro purchased)	Information provided to the purchaser on the benefits of purchasing energy efficient white goods where not supplied with the new home.	Yes	Provided in Handover Pack

	Reduce Energy Consumption	Provide accessible drying space (so that tumble driers need not be used).	No	Not applicable to this scheme.
	Reduce CO2 Emissions	Provide a room or space in a quiet room, that can easily be set up as a home office.	No	Not applicable to this scheme
	Reduce energy consumption	Provide FOC or for purchase or provide information - Smart Meters (visible display of energy consumption)	No	Not applicable to the scheme.
Design / Specification Water	Reduce water consumption - target 120l/p/d (litres per day OR LESS (state if aiming to achieve lower)	6/4 dual flush toilet	Yes	Dual flush mechanism installed as standard.
	Reduce water consumption - target 120l/p/d (litres per day) OR LESS (state if aiming to achieve lower)	Flow reducing / aerating taps throughout.	Yes	All taps will have flow reducers.
	Reduce water consumption - target 120l/p/d (litres per day) OR LESS (state if aiming to achieve lower)	6-9 litres per minute shower (note - average electric shower is approximately 6/7 litres per minute).	No	Not applicable to this scheme.

Reduce water consumption - target 120l/p/d (litres per day) OR LESS (state if aiming to achieve lower)	18ltr max. volume dishwasher.	No	Not applicable to this scheme.
Reduce water consumption - target 120l/p/d (litres per day) OR LESS (state if aiming to achieve lower)	60ltr max. volume washing machine.	No	Not applicable to this scheme.
Reduce water consumption - target 120l/p/d (litres per day) OR LESS (state if aiming to achieve lower)	Provide a system to collect rain water for use in external irrigation / watering (eg. water butts).	No	Not applicable to this scheme.
Reduce water consumption - target 120l/p/d (litres per day) OR LESS (state if aiming to achieve lower)	Grey Water Technology (collection and use of bath water etc. for toilet flushing).	No	Not applicable to this scheme.

Construction	Materials	• Building materials sourced locally where feasible. • Materials from recycled sources. • Timber from sustainable sources. • Insulation materials have zero ozone depletion rate.	Yes Yes Yes Yes	All materials sourced locally where appropriate. Materials are from recycled sources where appropriate. Timber is from sustainable sources where appropriate. Used as standard.
	Labour	• From local labour pool where feasible. • 'Shared' transport to site.	Yes Yes	Local labour used where possible. 'Crew' transport available for 'non-local' labour.
	Modern Methods of Construction (MMC)	Off-site construction.	Yes	Where feasible.
	Waste	Site Waste Management to reduce / reuse / recycle waste.	Yes	Standard practice on construction sites.
Occupation	Waste	Provide recycling and storage facilities within/outside the property (multi-bin system) and/or provide an area (with bins) for recycling in line with the Government strategy (subject to inclusion of collection from the designated area by the local council/Government system).	N/A	Not appropriate as no 'local' collection scheme in place for recyclable waste.

Waste	Provide composting facilities – for each property or communally.	No	Not applicable to this scheme.
Reduce energy & water consumption	Provide simple user guide, (non technical) for the occupier on the operation and environmental performance of their home, including tips on how to reduce energy & water consumption.	Yes	Information to be included in 'handover pack'.
Reduce CO² Emissions	Provide information for the occupier in respect of local alternative means of transport, cycle routes and local amenities (doctor, schools, shops etc.)	Yes	Map to be included in 'handover pack' highlighting local bus routes, shops etc.
Reduce Carbon Footprint	Inclusion of planting schemes.	Yes	As per landscaping plan

Supporting Statement

Source & Provenance