Planning Support Statement

Dandara Commercial Ltd

Approval in Principle for 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, land between Cooil Smithy and Ballacottier Cottage (Fields 521888 & 521895), Cooil Road, Braddan.

Supporting Information

1. The site is an area of approximately 2.75 acres which adjoins the eastern side of Cooil Road between the Cooil Smithy and Ballacottier Cottage. It has previously been approved for Business Park use under PAs 89/04166 & 90/04155, it is included within the "Masterplan" area of the Braddan Local Plan and is zoned for Business Park use by the emerging Braddan Parish Plan. The main part of the site is currently being used as a temporary builders compound (PA 04/01292).

1. Planning approval in principle is being sought for the creation of two separate commercial plots on the site, with one to be developed for a motor sales outlet and the other to accommodate a Business Park use (office, technology, or industrial) which is in accordance with the original approval for the area (89/04166). A new access is to be created from Cooil Road.

1. The proposed motor sales outlet would occupy Field 521888 and approximately half of field 521895, and would consist of a single building to accommodate a showroom, service area and ancillary administrative space with parking/display areas outside (the building footprint shown on the submitted site plan is indicative only). The intended occupier of the facility currently operates from two sites on the Island, one within an industrial estate and the other within a town centre, and both are proving to be inadequate in terms of access and availability of parking/display space. The proposed development would allow operations to be consolidated on one site with sufficient parking to meet requirements, whilst at the same time improving the environment of the sites that are to be vacated. Motor sales is an activity that has generally been accepted for out of town locations, including the Cooil Road area, and existing showrooms exist on the Business Park and at the Barley Field/Cooil Road junction, a few metres from the application site. The only vacant commercial site in this area which is outside the Business Park is

on the Barley Field (designated for Business Park/Industry by the emerging Braddan Plan), and it is of insufficient size to meet the users requirements.

1. A 10 metre wide landscaping strip would be created along Cool Road, which along with existing vegetation and hedging will soften the appearance of the new development. Signage for the development would not be intrusive and in any event can be carefully controlled by the Planning Authority.

Access

1. In relation to the principle of the proposed access arrangements, the DoT's draft Policy Statement appears to designate the section of Cool Road on which the development site is situated as a 'secondary route' within the rural hierarchy as indicated on drawing number 100:7 of that document with the southernmost short section of Cool Road on the immediate approach to the roundabout junction with the A5 designated a primary distributor within the Douglas and Onchan town hierarchy detailed on drawing number 100:1. Within the table 'Standards – Rural', frontage access is indicated as being 'restricted' on secondary routes rather than there being a presumption against direct access.

1. As with any draft policy document the weight to be attached to it is somewhat limited but in any event it is not considered that as drafted it provides a presumption against the creation of an access as proposed. The issue to be considered is whether the creation of a new access to this section of Cool Road will have an impact on its overall operation and hence its function.

1. Between the roundabout with the A5 to the south and the Isle of Man Business Park roundabout to the north Cool Road is subject to approximately seven minor road junctions and two direct private accesses to dwellings. The operation of these junctions introduces some delay to through traffic but not to any material extent. In view of the small number of vehicle movements likely to be generated by the development, the introduction of a further point of access to serve the proposed development would not alter the overall operation of this section of road or hence prejudice its function.

1. The proposed access from Cooil Road is sited so as to operate safely in terms of visibility, and this is demonstrated by the submitted drawings. An existing access road leads to the rear of the site, but the Business Park is a prestige commercial location and potential users expect that to be reflected by direct and convenient access arrangements where possible. A through link will not be made to the rear of the site so that only traffic generated by the application site will be able to use the new access point. In terms of visual impact the new access will require only slight realignment of the existing boundary hedge and the removal of a small tree. A tree is also to be removed from the boundary between fields 521888 and 521895.

1. The part of the site earmarked for future development will accommodate an approved Business Park use, i.e. a development which is in accordance with the provisions of the original approval for the Business Park (PA 89/04166), and it will obviously make use of the new access point from Cooil Road.

Summary

1. The proposal is for commercial development on land allocated for such purposes, which will not be out of keeping with the current land uses in the area given that a motor sales outlet is already established on the Isle of Man Business Park and the "future" development will be in accordance with approved Business Park uses. The development will not result in undue visual impact upon users of Cooil Road due to the enhanced planting and landscaping proposed for the roadside and the ability of the Planning Authority to control signage on the site. The proposed new access will operate safely and without undue impact upon Cooil Road, and will not be a link through to the existing Business Park.