11 June 2008 · Committee
Store, Lane From Foxdale Road To Store, The Hope, St Johns, Isle Of Man, IM4 3at
The proposal involved erecting a corporate office headquarters with associated access road, parking, and services on land to the west of the A30 at Foxdale Road, St Johns. The site already contained DAFF offices, the AI Centre, car parks, and workshops and sheds in poor condition and approaching the end of their design life. The new building would consolidate DAFF offices from several locations across the Island onto a single site, replacing a number of unsightly structures with a building designed to respect the surrounding landscape and to maximise natural ventilation and daylight. The site is zoned as Ornamental Gardens (Open Space for a Particular Purpose) in the St Johns Local Plan, and is not designated for office use, raising a potential conflict with Business Policy 7 of the Isle of Man Strategic Plan. However, officers considered that the long-standing office use on the site, combined with the consolidation benefit and the previously developed character of the land, made the headquarters an appropriate use that would not harm the settlement. The Planning Committee approved the application, subject to three conditions, in line with the officer recommendation.
The site had an established office use and was previously developed, satisfying General Policy 2. Although the land is not zoned for offices, the consolidation of DAFF functions from multiple Island locations was judged to justify the departure from Business Policy 7. The replacement of poor-condition buildings with a well-designed, landscape-sensitive headquarters was considered to improve the site without harming the character of St Johns. The Planning Committee agreed with the officer's recommendation to approve.
Development will not be permitted outside of those areas which are zoned for development
The application site represents an area of existing office use and also a site that has been previously developed, and is therefore considered to accord with General Policy 2
General Policy 2: Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development: (a) is in accordance with the design brief in the Area Plan where there is such a brief; (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (c) does not affect adversely the character of the surrounding landscape or townscape; (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; (e) does not affect adversely public views of the sea; (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; (g) does not affect adversely the amenity of local residents or the character of the locality; (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; (j) can be provided with all necessary services; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption. 6.3 Development outside of areas zoned for development
New office floor space should be located within town and village centres
not on land that is zoned for office use and therefore may be considered to conflict with Business Policy 7
Business Policy 7: 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 (a) on approved Business Parks for Corporate Headquarters which do not involve day to day callers; or (b) in buildings of acknowledged architectural or historic interest for which office use represents the only or most appropriate practicable and economic way of securing future use, renovation and maintenance.
New office buildings should, in terms of height and mass, respect the scale and character
considered to be relevant in the determination of this application
Business Policy 8: 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. 9.4 Retailing 9.4.1 As with office accommodation, and for similar reasons, retailing is largely concentrated in our town and village centres. Of these, Douglas is the largest and includes branches of many of the shops which are familiarly found in high streets around the UK. However, locally based retailers add variety and interest to our shopping streets, and this is particularly noticeable in Ramsey, Peel, and Castletown. It is interesting to note that in Ramsey and Peel, locally based furniture shops operate successfully from within the town centres, whereas Douglas town centre has now largely lost its furniture shops to edge-of-town or out-of-town sites. 9.4.2 The reasons for directing retail development to town centre sites are essentially those set out in paragraph 9.3.3 in respect of offices, but to these must be added the nee d for there to be a sufficient range and choice of goods available in the one shopping trip, without the need to travel between sites. Experience in the UK illustrates the impact which out -of-town retail development has on the traditional town centre high street and on small village shops, and it is pertinent to note the reversal of policy by the UK Government. The Department therefore proposes to adhere to the established policy which was embodied in the Tynwald resolution of 1987 (see paragraph 9.2.5). 9.4.3 Exceptions to this general policy have been identified in paragraph 9.2.6. In addition, there are community benefits associated with neighbourhood shops (see paragraph 10.6.1). The following general policy is therefore appropriate:
Condition 1
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Condition 2
This approval relates to the construction of a corporate office headquarters, as indicated on the plans and information submitted as part of this application and date stamped 26th March 2008.
Condition 3
Prior to the commencement of the development, details of the height and design of the lighting columns, together with details in relation to the hours of use, must be submitted to the Planning Committee for consideration and approval.
