Officer Planning Report

Planning Report And Recommendations {{table:491715}} ### Considerations {{table:491713}} ### Written Representations ### Consultations {{table:491714}}

Officer's Report

THE APPLICATION SITE AND PLANNING APPLICATION

The application site comprises an existing office building within the Isle of Man Business Park in Braddan. The building is a detached annex to the Park House.

The planning application seeks approval for the variation of existing approved office use of the building.

Planning History

The application site has been the subject of a number of previous planning applications, two of which are considered specifically material to the assessment of this current planning application:

Planning application 95/00147/B sought approval for the erection of service centre including public house, shop, nursery and showroom. IOM Business Park, Cooil Road, Braddan. This previous planning application was approved on the 11th September 1995.

Planning application 03/00917/C sought approval for the change of use of Park House from Business Park Service Centre to allow office based use in accordance with original Business Park approval (89/4166A) and the Braddan Area Plan. Park House, Isle of Man Business Park, Braddan. This previous planning application was approved on the 21st October 2003.

Representations

Braddan Parish Commissioners have no objection to the planning application.

The Department of Transport Highways Division do not oppose the planning application.

Planning Policy

In terms of local plan policy, the application site is located is 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 one policy that is 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."

Assessment

The office space contained within the annex that is the subject of this current planning application was originally approved as a retail unit but was initially used in conjunction with Park House as offices for the management, administration and development of the Isle of Man Business Park. Once the building was no longer needed for the management, administration and development of the Isle of Man Business Park planning approval was granted through 03/00917/C to allow both Park House and its annex to be used as office based use in accordance with the original Business park approval, i.e. corporate headquarters of a single company which utilises the new information technologies and services other park uses. The current occupant of Park House does not use the annex and it stands empty. The wording of the condition imposed by 03/00917/C does not allow the annex to be used by a separate occupant to that of Park House, despite their physical separation. The planning application seeks approval for the variation of existing approved office use of the annex to allow separate use from Park House.

The actual level of office space contained within the annex is relatively modest. There are no known reasons why its separate use as an office compatible with the overall Isle of Man Business Park would not be acceptable. On that basis it is recommended that the planning application be approved subject to a condition allowing the use of the annex for a single company that offers financial or professional services or otherwise falls within Use Class 4 (Offices) of the Use Classes Order within the Town and Country Planning (Permitted Development) Order 2005.

Party Status

It is considered that the following parties that made representations to the planning application meet the criteria of Government Circular 1/06 and should be afforded interested party status:

Braddan Parish Commissioners; and The Department of Transport Highways Division.

Recommendation

Recommended Decision: Permitted

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval

N : Notes attached to conditions

R : Reasons for refusal

0 : 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.

This approval relates to the property defined by the red line on drawing no. 100 date stamped the 9th November 2009.

C 3.

The approved use is restricted to a single company that offers financial or professional services or otherwise falls within Use Class 4 (Offices) of the Use Classes Order within the Town and Country Planning (Permitted Development) Order 2005.

I confirm that this decision accords with Government Circular No 09/09 Delegation of functions, 10/09 Delegation of Functions (Development Procedure), GC No 11/09 (Advertisements) and GC No 12/09 (Registered Buildings) all to the Senior Planning Officer

Decision Made : Permitted Date : Signed : Senior Planning Officer