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The application proposes the erection of a detached two storey building with associated parking and landscaping at the development site adjacent to Manx Telecom and Restart Ltd within the Isle of Man Business Park, Braddan. The development site which is currently vacant has an approximate size of 2505 sq metres. The site has had two previous Planning Approvals, first approval was given for the creation of a telecommunications processor unit (98/00716/B) and subsequently for a business training centre (03/00919/b), however neither proposals preceded any further the Planning stage.
The proposed property will be used as the HQ for the British Red Cross who's existing premises are along Derby Road, Douglas, which according to the applicant are now unsuitable and do not meet the current or future needs of the British Red Cross. The property will provide office space as well as training rooms on the first floor of the proposal and mainly workshops and storage within the ground floor. The site will provide 23 car parking spaces (2 are disabled spaces) and 6 secure (2.4 metre high security fence with a green finish weld mesh) large vehicle spaces along with a large wash down area.
The building itself will have a render finish to walls with a banding feature, with laminated feature panels between the ground floor and first floor windows (the windows will be white uPVC casement windows) and the roof will be installed with a reconstituted slate finish.
The proposes also includes the landscaping of the site which is mostly around the boundary of the site, which includes tree planting (mountain ash, beech, alder and cherry trees), hedge planting, tall ornamental shrubs, low ornamental shrubs and grassed areas.
Braddan Parish Commissioners have considered the application and have recommended an approval.
The Department of Transport have asked for a deferral, further to additional information which has now been provided from the applicant submitting a letter.
The Department of Transport Drainage Division have no objection subject to conditions. The Fire and Rescue Service has recommendeed the applicant contact the Fire Safety Department regarding fire precautions. We have received no privately written representations objecting to the application.
The Braddan Local Plan shows the site to be within a business park. The Braddan Area plan highlights which uses are acceptable in this location, which include corporate headquarters. The Training facilities would also seem to be appropriate due to the previous Planning Approval for
training centre (03/00919/b). The size of the development and design would fit in well with the existing buildings within the business park and would certainly not look out of character.
The issue regarding parking provisions would seem to have been answered by the applicant's letter following the DoT's request for a deferral for additional information. The site will have a total of 23 cark parking spaces within the site and 7 large vehicle spaces (including wash down area). The Current staff level is 12 with the possibility of that number raising to 14 in two years, however it should be noted most are volunteers who do not work full time. The number of attendees at courses is on average about 9, the applicant has stated that attendees do not travel to the venue in individual cars, but share vehicles due to the majority of courses are run for organised groups. As far as public transport links the site is well connected due to the bus service which runs through the business park. For these reasons I believe that the parking issues of the site would seem to be acceptable.
The landscaping would also seem to be appropriate with the site with a mixture of bushes, plants and trees around the site, which will lessen the visual impact, especially of the parking area thus reduce the appearance of parked cars.
For these reasons the proposal would seem to be appropriate in this location and will certainly not have a detrimental effect upon the surrounding buildings or that of the Isle of Man Business Park. Therefore my recommendation is for an approval.
Recommended Decision: Permitted
Date of Recommendation: 07.02.2006
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
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 submitted documents and drawing 01, 110 and 111 all received on 31st October 2005.
C 3. 1) The proposed building must be connected to the public sewers in a manner acceptable to the Department of Transport Drainage Division. All Drainage works must conform to the requirements of the Department of Transport's "Manx Sewers for Adoption" ad all necessary inspections / surveys (including CCTV) are to be carried out at the developer's expense.
A communication fee will be payable to the Department of Transport in respect of this drainage connection.
Note: It is legal requirement under the Sewerage Act 1999 that the Department (as the drainage Authority) be advised, in advance, of the date of the connection of the building to the public sewers.
2) There must be NO discharge of surface water (directly or indirectly) from this proposed development to any foul drainage system(s) so as to comply with the requirements of the Department of Transport Drainage Division and the Sewerage Act 1999.
3) It should be noted that it is an offence under Manx legislation to permit the discharge of polluting or harmful matter to any public sewers or watercourses. Appropriate measures must be taken by the developer / occupier of the premises to ensure compliance with the legislation.
C 4.
For connections that comprise more than a single connection to a water main or service, or where new water mains and hydrants will be requirement, the applicant should contact the IoMWA Planning and Projects Section, tel 69 59 58.
C 5.
All planting, seeding or turfing comprised in the agreed landscaping scheme must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of any of the development created by this approval. Any trees or plants that 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 or species.
N 1.
The applicant is advised to consult Disability Access Office with regard to the needs of disabled users within the building.
N 2.
Applicant to consult with the Fire Safety Department with regard to the fire precautions within the premises.
Decision Made : 9/09/2008 Committee Meeting Date : 24/02/06
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