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Application No.: | | | :-- | :-- | | Applicant: | Department Of Agriculture, Fisheries And Forestry | | Proposal: | Approval in principle for the development of offices to consolidate <br> accommodation for DAFF, with associated car parking and landscaping, land <br> adjacent to | | Site Address: | DAFF Forestry, Amenity And Lands DivisionOffice Foxdale Road St. Johns <br> Douglas | ### Considerations Case Officer : Diane Robinson Expected Decision Level: Committee Decision ### Written Representations We have received 2 private representations for this application. ### Consultations Consultee : Highways Division Notes: no adverse traffic impacts subject to conditions Consultee : Patrick Commissioners Notes: see comments Consultee : Isle Of Man Newspapers Notes : Consultee : Drainage Division Notes: no objections subject to conditions Policy
The site relates to an area of land to the west of the Foxdale Road which comprises offices and a residential property associated with DAFF as well as nursery greenhouses and storage sheds.
Approval in principle is sought for the replacement of the nursery greenhouses and storage sheds to the south of the A.I. Centre with a new Corporate H.Q. office building for use by DAFF employees. It
would permit a relocation of DAFF staff from Douglas (Administration, Fisheries and Animal Health) and bring together the various sections of the Department in the west of the Island. It is not the intention to replace the green houses. If it is decided to replace the storage sheds at a later date, an application may be submitted to replace them in the sawmill complex.
It is intended to provide 1600 square metres of floor space over two storeys. An indicative footprint has been shown but there is not enough information to judge that this would be acceptable position, orientation or size. The residents of 'Westwold' have raised concerns and care would therefore need to be taken to ensure there is adequate landscaping belt between this property and the proposed new building and parking areas.
It is intended to accommodate car parking alongside the river, adjacent to the A.I. Centre and parking is also to be located to the south of the proposed new building. The site plan identifies these areas but does not indicate a layout or the numbers of spaces. Between 60 and 70 car parking spaces are to be provided. The 1982 Development Plan states in respect of offices the provision of 'one parking space per three workers or one parking space per 50 square metres net floorspace, whichever is the more demanding'. If the development provides 64 spaces for example this would be double that required by the 1982 Order but this would be expected given its out of town location.
The existing access onto the Foxdale Road is to be used but the application form suggests that the issue of a new access may be investigated for the detailed application. No approval should be implied to any new access.
Views
Patrick Commissioners - concerned about the bend in the road and suggest consideration is given to a new access. Highways - traffic should be able to flow freely in both directions; sight splays in accordance with Manx Roads 1. Claireville, Station Road - part of the site is in the owner's ownership. Westwold - may be adversely affected because of proximity of building and car parking area to the dwelling.
Recommendation Recommended Decision: Permitted Date of Recommendation: 09.06.2004
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.
This approval is in principle only and will remain valid for a period of two years within which time no development may take place until such time as details of the reserved matters (siting, design, external appearance, internal layout, means of access, landscaping) have been approved by the Planning Authority. Such reserved matters should form the subject of a single application.
C 2.
This approval relates to the erection of a building no greater in height than 2 storeys for use as office accommodation.
C 3.
The reserved matters application must demonstrate that the siting of the building and the car parking areas will not cause undue harm the existing trees on the site.
C 4.
The reserved matters application must include a full landscaping scheme which shows all existing trees and vegetation including species and canopy spread. The scheme must show proposals to landscape the proposed car parking areas and a landscaped belt must be retained and strengthened along the boundary with 'Westwold'.
C 5.
All 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 the dwellings, 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.
C 6.
The existing site access must be utilised as part of this development.
C 8.
The reserved matters application must include a drawing showing the parking spaces for staff and visitors making out.
C 9.
No water or contaminants from the site shall be permitted to flow or be tracked by vehicle wheels on to the highway.
N 5.
The design and position of the proposed parking areas and new building must have regard to the outlook from and privacy of the residents of 'Westwold'.
N 7.
The applicant is advised to discuss all matters of highway safety including the provision of sight splays with the Highways Division.
The applicant's attention is drawn to the evidence submitted by the owners of 'Claireville', Station Road, St Johns which states that part of the defined site to the north west of 'Westwold' is in their ownership.
In the preparation of the reserved matters application consideration must be given to the ways in which the future public use of the Glen can be encouraged and facilitated.
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