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Application No.: 05/00575/A Applicant: Dandara Commercial Ltd Proposal: Approval in principle for the creation of two plots for commercial use, one for a motor sales outlet and the other for a business park office/technology/industrial use, with access to be taken from Cooil Road, Site Address: Fields 521888 And 521895, Between Isle Of Man Business Park And Cooil Road, Douglas, Isle Of Man ### Considerations Case Officer: Miss S E Corlett Photo Taken: Site Visit: Expected Decision Level: Committee Decision ### Written Representations P N Horsthuis ### Consultations Consulttee: Highways Division Notes: objection see comments Consulttee: Braddan Parish Commissioners Notes: see comments Consulttee: Disability Access Officer Notes: see comments Consulttee: Isle Of Man Newspapers Notes: Consulttee: S.P.M.C. & E. Notes: see comments Consulttee: IOM Water Authority Notes:** see note 1 ## Policy
The site represents an as yet undeveloped piece of land which falls within the area designated as "Master Plan to be prepared which will include areas of Industrial Use, Science-based Industries, High Density Residential Use, Landscaping and Secondary School of approximately 16 acres" on the 1991 adopted Braddan Plan. Prior to this planning permission was granted by way of PA 89/4166 for the creation of a business park conditional upon the uses inter, alia that the business park was originally to encompass development for light industrial purposes, warehousing, new technology companies involved in scientific, commercial or industrial research or development, companies involved in the production of any electronic or associated system including fibre optics, view data systems, integrated circuitry, radio and telecommunications equipment, satellite equipment, robotics or computer-aided design, companies involved in micro-engineering and micro-electronics, companies involved in research and development of production in the field of biotechnology and pharmaceuticals. The uses permitted also included office accommodation as the corporate headquarters of companies which utilise the new information technologies and service other business park users (but specifically excluding financial and professional services to visiting members of the public including banks, building societies, estate agencies and betting offices). The densities of development and proportions of areas to be used for particular purposes were specified in a submitted drawing. The approved use also included a preclusion of retail sales to take place on the site and required that the density of building was to equate to no more than 25% of the site as applied to each phase of the development.
The business park has continued to be developed since then for a variety of uses including corporate headquarters of Dandara Commercial, Manx Telecom, Manx Electricity Authority, Scottish Provident, Securicor and others and for two car showrooms, a public house, nursery, take away and primary school (Ballacottier). PA 90/4155 was approved for the layout of the infrastructure. A few sections of the overall area are still free from development, including this site which lies between Cooil Smithy (the private residence of Mr. Day) and another residential property, Ballacottier Cottage. The site is in the main approximately 64m deep although there is a section around 90m long which is much narrower - around 25m in depth.
Previously planning consent was granted for the temporary use of the site for purposes of builders' storage (PA 04/1292).
Proposed here is the principle fo the development of the site for purposes of a car showroom and another business park-realted development and with access directly off Cooil Road. The applicant has discussed this with me previously and I have expressed concern regarding the principle of access off Cooil Road ( a perfectly acceptable access exists into the Business Park in the middle of the site) and on the basis that a car showroom will aim for the attraction of passing traffic and will attempt to provide signage and similar means of identifying the site rather than introducing a landscaping belt to complement that introduced in front of Spring Valley and in front of the car sales outlet to the east (4 Wheel Drive Centre). the matter of the signage is a reasonable assessment based upon the signage existing and proposed at the Toyota dealership elsewhere in the Business Park and that currently being considered outside the 4 Wheel Drive Centre where a large sign has been erected straddling the landscaping belt.
The generally accepted style of development requires that the density of built development equates to no more than 25% of the site. In this case the amount of land left within the site for a landscaped
setting would be limited in the case of the car showroom which will require extensive levels of car parking for show as well as visitor and staff parking. However, some of the developments which have been permitted certainly do not comply with this requirement (the Public house, Dandara's HQ and the takeaway.
DoT have objection on the basis of the introduction of a new access onto the A24. I support this.
Recommended Decision: Refused
Date of Recommendation: 12.05.2005
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
The Planning Committee is not satisfied that two separate operations could be accommodated on the site along with the requisite car parking and landscaping required in conjunction with the parkland setting which was to be a feature of the Business Park.
The proposal involves the creation of an access onto the A24 Cool Road to serve the proposed development. Such an access would be contrary to the Department of Transport's policy which precludes the construction of new frontage access onto a Primary Distributor Road, which the A24 will become when construction works are completed in 2010. This is in order that traffic using the A24, and any other Primary Distributor Road can be allowed to flow freely and efficiently with as few junctions and secondary accesses (and resultant traffic thereto and therefrom) as possible.
No evidence has been provided to suggest why the existing access through the Business Park, in accordance with the original layout, is not satisfactory. This route into the site is visually less intrusive and preferable in road safety terms.
Note: whilst there are existing accesses onto the A24 in the vicinity of this site, these are generally historic or more recent accesses which replace historic access points or which serve development which has no other means of access onto a main road.
The creation of an access onto the A24 would result in a breach in the roadside hedge which, with the required visibility splays, reduce the effectiveness of the 10m landscaped strip which the Planning Authority has attempted to establish on this side of Cool Road in conjunction with the various developments which have occurred alongside the road, and which contribute to soften the visual impact of the various developments in this area.
The Planning Committee is not satisfied that the site is suitable for the operation of a car sales outlet in that the development and particularly the required landscaping will be required to provide a limited
and heavily screened visual impact as viewed from Cool Road. In the experience of vehicle sales outlets in the vicinity, the operation of such a business will wish to benefit from the attraction of the passing public and as such will seek to raise the profile of the business by way of the installation of signage which, along with the proposed breach in the roadside hedge will reduce the effectiveness of any landscaping and will detract from the amenities of the area.
Decision Made : ... Committee Meeting Date : ...
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