Officer Report

Application No.: 15/00723/B Applicant: Isle of Man Enterprises Plc Proposal: Erection of four small office units with associated car parking, drainage, hard and soft landscaping works (resubmission of PA 11/00178/B) Site Address: Site Of Former Isle of Man Holiday Camp Victoria Road Douglas Isle of Man Case Officer : Mr Chris Balmer Photo Taken: 08.07.2015 Site Visit: 08.07.2015 Expected Decision Level: Officer Delegation

Officer’s Report

1.0 SITE - 1.1 The application site comprises part of the former Isle of Man Holiday Camp which is a corner plot located off Switzerland Road and Victoria Road. The Former Victoria Road Prison site is to the northwest of the site.

2.0 PROPOSED DEVELOPMENT - 2.1 This application is seeking to planning permission for erection of four office units with associated car parking, drainage, hard and soft landscaping works (resubmission of PA 11/00178/B). - 2.2 Each of the buildings will be 13.4m in length and 23.2m in width. The height of the building will be 9.5m to the ridge. The will have slate effect concrete tiles. The buildings will have traditional render and Manx stone finishes to the walls. There are elements of curtain walling to the corners of each of the blocks to provide a contemporary "business park" appearance. All windows and curtain walling will be finished with a contemporary dark grey coating. - 2.3 A new entrance is proposed to be made along Switzerland Road to create access for the parking area to the southeast of the proposed office buildings. A electrical substation will also be erected adjacent to the new access.

3.0 PLANNING STATUS - 3.1 The application site is within an area designated as being an area of 'Business Park'' under the Douglas Local Plan Order 1998. The site is not within a Conservation Area. - 3.2 Within the adopted Isle of Man Strategic Plan 2007, the following policies are considered to be relevant in the determination of this application: General Policy 2, Business Policy 7 and Transport Policies 4 and 7 - 3.3 Spatial Policy 1 states: "The Douglas urban area will remain the main employment and services centre for the Island."

3.4 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."

3.5 Business Policy 7 states that "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.

3.6 Transport Policy 4 states that "The new and existing highways which serve any new development must be designed so as to be capable of accommodating the vehicle and pedestrian journeys generated by that development in a safe and appropriate manner, and in accordance with the environmental objectives of this plan." - 3.7 Transport Policy 7 states that "The Department will require that in all new development, parking provision must be in accordance with the Department's current standards."

4.0 PLANNING HISTORY - 4.1 There have been a number of applications on the site, which are considered relevant in the consideration of this application:

11/00178/B - Erection of four office units with associated car parking, drainage and hard and soft landscaping works - granted 8th July 2011 (now expired).

09/01977/B - Erection of four office units with associated car parking, drainage, and landscaping - application withdrawn

09/01976/A - Approval in principle for the erection of five office units - application withdrawn.

98/01282/B - Erection of office building with two apartments, car parking and new access road - granted 30th November 1998

89/01503/B - Masterplan of business technology park - granted 88/00946/A - Approval in principle to business science park and hotel and associated car parking - granted

5.0 REPRESENTATIONS - 5.1 Douglas Borough Council have made no comments. - 5.2 Highways Services of the Department of Infrastructure have made the following comments (received on 17.07.2015): "If the application is to be approved the following conditions should be attached:

• 1. The buildings hereby permitted shall not be occupied until the vehicular access and pedestrian means of access have been constructed in accordance with the approved plans. Those means of access shall thereafter be kept available at all times for their respective purposes. Reason: in the interests of highway safety
• 2. The building hereby permitted shall not be occupied until the car-parking and manoeuvring areas have been provided in accordance with the approved plans, and those areas shall thereafter be kept available at all times for their respective purposes.

Reason: to ensure the car parking standard of the IoMSP is met in the interests of highway safety

• 3. No building works shall take place until the kerb line alteration, as shown in drawing number 5741/006, has been carried out. Reason: In the interests of highway safety
• 4. Prior to the installation of the cycle racks, details of the racks shall have been submitted to and approved in writing by the Planning Authority and thereafter, the racks shall be installed in accordance with the approved details. The racks must provide adequate cover. Reason: to encourage non-motorised vehicle use in accordance with the IoMSP
• 5. Each office unit shall provide for at least one communal shower unit and that shower unit must be retained in perpetuity. Reason: to encourage non-motorised vehicle use in accordance with the IoMSP"

5.3 Department of Environment Food and Agriculture - Forestry & Lands Directorate make the following comments (received on 03.07.2015): "15/00723/B Site of former Isle of Man Holiday camp Victoria Road Douglas. This appears to be a re-submission of an application from 2011. It also appears from the plan (B103 rev.F) that the majority of the trees are to be retained. I would suggest that these be fenced off against damage during the course of engineering works and in line with the canopy spread wherever possible. The applicant should refer to our BS5837 summary (appendix) which is attached to this email especially with regard to the specification for tree protection barriers. The replacement semi-mature trees should be of an appropriate species for a car park namely rowan, whitebeam or a deciduous species of similar ultimate size. Ultimately large woodland

• type trees such as lime, beech or oak and fast growing alder trees would not be appropriate in the long term. D Chalk"
• 5.4 Department of Environment Food and Agriculture - Fisheries Directorate make the following comments (received on 03.07.2015): "Please be informed that this planning application has now been considered by fisheries officers. DEFA, fisheries has no objections to the proposed development as the risk of harm to any fish populations in the nearby watercourse is considered to be low."

- 6.0 ASSESSMENT

6.1 The main issues in respect of this application are 1) the land use zoning of the site; 2) highway/parking issues and 3) visual amenity. The following paragraphs deal with these issues in the above order. LAND USE ZONING - 6.2 The development is compatible with the land use zoning of the area, which is offices within the Douglas Local Plan. The site has also had a identical scheme approved in 2011 and since then there have been no adoption of any further policies and/or local plans. It is considered the principle of developing the site for office use to be acceptable in this locality; however, there are other material considerations to be taken into account in order to determine whether the proposed development is acceptable. HIGHWAY/PARKING ISSUES - 6.3 In respect of parking provision, the proposed development would be classed as an out of town office development and therefore the most appropriate standard within the Strategic Plan to be used would be 1 space for every 15 square metres of nett floor space. The proposed development will provide approximately 1833.68 square metres of nett floor space. This would equate to 122 spaces. The office blocks will have courtyard car parking for 80 cars and an overspill car park for a further 42 spaces, with footpaths providing safe access for pedestrians within the site. The total number of spaces being provided within the development will be 122 spaces. The development accords with the provisions of the Strategic Plan. - 6.4 The applicants are also proposing to provide cycle racks and motorcycle spaces, so as to encourage users of the site to travel by alternative means of transport. - 6.5 Highway Services have no objection to the proposal subject to the listed conditions. As previously indicated, the scheme in terms of parking number, layouts, access arrangements etc are identical to the approved scheme in 2011. - 6.6 Overall, it is considered the proposals would comply with General Policy 2 and Transport Policies 4 and 7 of the IOM Strategic Plan. VISUAL AMENITY - 6.7 In respect of the visual impact of the development on the general locality, the proposed development would not look out of character within a Business Park setting. The buildings are two storeys in height and will be set approximately 8-10m away from Victoria Road and approximately 10-13m away from Switzerland Road. The proposed buildings are relatively modest in scale and makes use of modern materials. There are a line of trees running along the boundary of the site fronting onto Victoria Road. The plans indicate that the trees are to be retained, which will help to go some way to obscure the proposed development. The existing site is currently a vacant site and is in need of being redeveloped, as the site does not make a positive contribution to the visual amenities of the locality. Accordingly it is considered the proposals would comply with General Policy 2 of the IOM Strategic Plan.

- 7.0 RECOMMENDATION

7.1 For these reasons the proposal is considered to comply with the relevant polices of the Strategic Plan and therefore recommended for an approval. - 8.0 PARTY STATUS

8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 as modified by the Transfer of Planning and Building Control Functions Order 2015, the following persons are automatically interested persons:

• (a) The applicant, or if there is one, the applicant's agent;
• (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested;
• (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material;
• (d) The Highways Division of the Department; and
• (e) The local authority in whose district the land the subject of the application is situated.

8.2 In accordance with Article 6(3) of the Town and Country Planning (Development Procedure)(No2) Order 2013 and paragraph 2(1) of Government Circular No. 01/13, the following persons who have made representation to the planning application are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application:

The Department of Environment, Food and Agriculture - Forestry & Lands Directorate The Department of Environment, Food and Agriculture - Fisheries Directorate

Recommendation Recommended Decision: Permitted Date of Recommendation: 20.08.2015 Conditions and Notes for Approval: C : Conditions for approval N : Notes attached to conditions

• C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.

Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

• C 2. The development hereby approved shall not be occupied or operated until the means of vehicular access has been constructed in accordance with the approved plans, and shall thereafter be retained for access purposes only. Reason: In the interests of highway safety.
• C 3.

The development hereby approved shall not be occupied or operated until the car-parking and manoeuvring areas have been provided in accordance with the approved plans, and those areas shall thereafter be kept available at all times for their respective purposes.

Reason: In the interests of highway safety.

• C 4. No building works shall take place until the kerb line alteration, as shown in drawing number 5741/006, has been carried out. Reason: In the interests of highway safety.
• C 5. Prior to the installation of the cycle racks, details of the racks shall have been submitted to and approved in writing by the Planning and Building Directorate and thereafter, the racks shall be installed in accordance with the approved details. The racks must provide adequate cover. Reason: In the interests of highway safety.
• C 6. No development shall commence until a schedule of materials and finishes and samples of the materials to be used in the construction of the external surfaces, including roofs, have been submitted to and approved in writing by the Department. The development shall not be carried out unless in accordance with the approved details. Reason: In the interests of the character and appearance of the site and surrounding area.
• C 7. No site works or clearance shall be commenced until protective fences which conform with British Standard 5837:2012 (or any British Standard revoking and re-enacting British Standard 5837:2012 with or without modification) have been erected around any existing trees indicated as being retained on drawing B103 REV F and other existing or proposed landscape areas. Unless and until the development has been completed these fences shall not be removed and the protected areas are to be kept clear of any building, plant equipment, material, debris and trenching, with the existing ground levels maintained, and there shall be no entry to those areas except for approved arboricultural or landscape works.

Reason: To safeguard the areas to be landscaped and the existing trees and planting to be retained within the site.

• C 8. The existing trees and hedges shall be retained in accordance with the approved details. Any retained tree or hedge which within five years of the approved development being occupied or completed (whichever is the later) dies, is removed or becomes seriously damaged or diseased shall be replaced by a similar species, of a size to be first approved in writing by the Department, during the next planting season or in accordance with a programme of replacement to be agreed in writing with the Department. Reason: To safeguard the appearance of the development and the surrounding area.
• C 9. No development shall take place until full details of soft and hard landscaping works have been submitted to and approved in writing by the Planning Directorate and these works shall be carried out as approved. Details of the landscaping works include, but not inclusive to, details of new tree planting within the car park area. All further 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 any of the offices, 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. Details of the hard landscaping works include footpaths and hard surfacing materials. The hard landscaping works shall be completed in full accordance with the approved details prior to the first occupation of any the offices hereby permitted.

Reason: To ensure the provision of an appropriate landscape setting to the development.

• C 10. Each office unit shall provide for at least one communal shower unit and that shower unit must be retained in perpetuity. Reason: to encourage non-motorised vehicle use in accordance with the IoMSP
• C 11. For the avoidance of doubt, the buildings shall be used only as Offices, which fall within Class 4 of Schedule 4 of the Town and Country Planning (Permitted Development) Order 2012.

Reason: The site is in an area designed as "Offices- Business Park" under the Douglas Local Plan Order 1998 and The Planning and Building Control Directorate has assessed the impact of the proposal on the basis of the specific use and any alternative uses within the same Use Class will require further consideration.

This permission relates to the erection of four office units with associated car parking, drainage and hard and soft landscaping works, as shown in drawing numbers B101 Rev D, B102 Rev C, B103 Rev F, B104 Rev A, B105 Rev A, B106, B107, O5 Rev A, 06 and M125 Rev D all date stamped 26th June 2015, Planning Stage Drainage Design report prepared by MacOwan Collett dated May 2015, Parking Strategy and Travel Plan prepared by McGarrigle and Jackson dated June 2015, Planning Statement prepared by McGarrigle and Jackson dated June 2015, Transport Assessment prepared by Sanderson Associates dated June 2015, and a letter from Mr B Greenwood of Sanderson Associates dated 27th May 2011 with drawing numbers 5741/004 Rev A, 5741/005 Rev A and 5741/006.

I confirm that this decision accords with the appropriate Government Circular delegating functions to the Director of Planning and Building Control.

Decision Made : Permitted Date : 24.08.2015 Determining officer

Signed : M GALLAGHER. Michael Gallagher Director of Planning and Building Control