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{{table:178683}} ### Considerations {{table:178684}} ### Written Representations ### Consultations
The site represents the curtilage of Isle of Man Development Co. Ltd Head Office, Cooil Road Braddan. The site is located to the south-east of the entrance into Spring Valley Industrial Estate with the building fronting onto Cooil Road and vehicular access available from Spring Valley Industrial Estate. To the north-east boundary of the site is the car park which serves B and Q, screened from view by a band of coniferous trees. The main building is relatively traditional in form despite previous extensions and on the whole the site retains a largely residential appearance. To the rear of the main building is a substantial hard-standing which currently provides on site parking for users of the building. A detached double garage with a pitched roof sits behind the main building.
The site is located within an area identified as being Industrial Use by the Braddan District Local Plan 1991. The site is not within a conservation area.
| Application No.: | 07/01506/B |
| Applicant: | Isle Of Man Development Co Ltd |
| Proposal: | Erection of a two storey extension to form additional office accommodation, associated car parking and facilities |
| Site Address: | Isle Of Man Development Co Ltd Head Office Cooil Road Douglas Isle Of Man IM2 2QZ |
| Case Officer: | Mr Steve Stanley |
| Photo Taken: | 30.10.2007 |
| Site Visit: | 30.10.2007 |
| Expected Decision Level: | Planning Committee |
| Consulttee: | Highways Division |
| Notes: |
The Isle of Man Strategic Plan 2007 Business Policy 7 states:
'New office floor space should be located within town and village centres on land which is zoned for the purpose on the appropriate area plan; exceptionally, permission may be given for new office space
Business Policy 8 states:
'New office buildings should, in terms of height and mass, respect the scale and character of adjoining and nearby buildings and should accommodate parking space in accordance with the standards specified in Appendix 7 of the Plan.'
There have been a number of previously submitted planning applications which are considered to be relevant to the assessment of this planning application:
PA92/00061/B sought permission for alterations and extensions to office accommodation. This was permitted.
PA 99/00292/B sought permission for an extension to the office accommodation and a new bulk gas storage tank. This was permitted 21st July 1999.
PA02/01492/B sought permission for the erection of an office/storage building to replace the existing garages behind the main building. This application was withdrawn however no reason is given on the file.
The Department of Transport Highways Division has not commented on this application. Braddan Parish Commissioners have indicated no objection to this proposal. The Isle of Man Fire and Rescue Service wish for a note to be attached to any subsequent approval.
We have received no privately written representations in relation to this planning application.
This application seeks permission for the erection of a two-storey extension to form additional office accommodation with associated car parking and facilities on the rear elevation of the existing building. This would involve the demolition of the existing detached garage block and the erection of what would effectively be a three-storey structure with the upper two storeys being constructed on raised legs leaving the ground floor area open to provide car parking and access to the building. In order to construct the proposed extension and associated parking it would be necessary to remove several trees from the rear and side boundary with the site being excavated to provide a flat area.
The proposed extension would provide an additional area of approximately 350 sq m of office floor space which when combined with the existing office space of approximately 180 sq m would result in an overall office floor space of approximately 530 sq m. The extension would be linked to the existing building by a projecting gable. The submitted drawings indicate that the extension would be finished to match the existing building in all respects. The extension would feature a large number of windows including dormer windows which break through the eaves level as seen on the existing building. The maximum ridge height of the extension would be approximately 9.5 m
The proposal site is zoned within the Braddan District Plan as being Industrial Use. The existing use as offices would not accord with this land use classification. It is necessary therefore to consider whether a substantial increase in office floor space on this site would be acceptable. Business Policy 8 states that office floor space should be located within town and village centres on land which is zoned for the purpose on the appropriate area plan; exceptionally, permission may be given for new office space
The applicant has not provided supporting information to suggest that this proposal represents an exceptional circumstance as set out above and as such the extension to provide considerably more office floor space is judged to be contrary to Business Policy 8.
The proposed extension is of a substantial size, indeed the resulting office space would be effectively trebled to approximately 530 sq m. As this is not a town centre location the Parking Standards by which the proposal must be assessed are those relating to 'out of town offices'. When assessed against the Parking Standards as set out in Appendix 7 of the Isle of Man Strategic Plan this would suggest a parking space requirement of 35 spaces is suggested (1 space for every 15 sq m of nett office floor space). The proposal would fail to meet this requirement as it proposes 15 spaces. Furthermore it is considered that the parking layout is somewhat contrived as it produces two tandem spaces along with at least two further spaces that would appear to be very difficult to access and egress, namely spaces 5 and 6. Furthermore the intensive nature of the proposed development is likely to make servicing the building difficult as there is little space for manoeuvring. A site visit carried out 30th October 2007 raised concerns as to the whether the site is capable of receiving a proposal of this scale. The submitted Perspective Drawing although helpful in gaining a three-dimensional understanding of the scheme is considered to be somewhat optimistic in terms of the screening effects of the remaining trees and the relationship between the proposed and existing buildings.
Whilst elements of the design are in-keeping with the existing building, for example the use of dormer windows, the scale of the proposed development is considered to be excessive resulting in an uneasy relationship between the proposed and existing aspects of the scheme. Of greater concern is the overbearing impact that the proposed extension would have upon the existing building with the front elevation of the site appearing to be dominated by the proposed extension. The site is readily viewed from both Cool Road and from within the industrial estate behind and the impact of the proposed extension would be considerable. Indeed the necessity to remove existing trees would accentuate the prominence of the building. It is considered that this aspect of the proposal contravenes the provisions set out within Business Policy 8 as the proposed extension does not respect the scale and character of the adjoining buildings.
It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded interested party status:
The Department of Transport Highways Division Braddan Parish Commissioners
Accordingly the following parties are not granted Interested Party Status:
The Isle of Man Fire and Rescue Service
Recommended Decision: Refused
Date of Recommendation: 05.11.2007
C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: Notes attached to refusals
R 1. The proposed extension would increase considerably the floor space for office use on a site zoned within an area of Industrial Use by the Braddan District Plan 1991, contrary to the provisions of Business Policy 7 of the Isle of Man Strategic Plan.
R 2. The proposed extension by virtue of its height and massing would fail to respect the scale and character of the existing building and as such is contrary to Business Policy 8.
R 3. The parking provision as indicated by the submitted drawings represents a shortfall of 20 spaces when assessed against the relevant Parking Standards in respect of out of town office space as set out by Appendix 7 of the Isle of Man Strategic Plan.
Decision Made: Refused Committee Meeting Date: 15.11.2007
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