115576

==== PAGE 1 ====

                                      19/01311/B                                     Page  1  of  4

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 19/01311/B Applicant : Eden Park Developments Ltd Proposal : Creation of additional 14 parking spaces with associated landscaping - forming amendments to application 17/01101/B (retrospective) Site Address : Site Adj To Units A1 To A6, B1 To B6, C1 To C6 & D1 To D6 Eden Business Park Cooil Road Braddan Isle Of Man

Planning Officer: Miss Lucy Kinrade Photo Taken : Site Visit : Expected Decision Level : Planning Committee

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 18.03.2020 __

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

C 1. The parking spaces hereby approved shall be available for use at all times for the users or occupiers of the buildings and units contained within the red line on drawing number 002 Rev B.

Reason: To ensure that sufficient provision is made for off road parking in the interests of highway safety. The approval also relates to a need arising from this particular estate, which itself was approved exceptionally despite being in conflict with those policies relating to the protection of the Manx countryside for its own sake. As such, it is right that these additional parking spaces be made available for the users of the units as to avoid creating further land use tensions in the future.

This application has been recommended for approval for the following reason. The application is considered to comply with Strategic Policy 10, Transport Policy 7 and Appendix 7 of the IOM Strategic Plan and to meet with the principles of General Policy 2.

Plans/Drawings/Information;

This approval relates to drawing number 002 Rev B and 2 photographs date stamped and received 21/11/2019.

__

==== PAGE 2 ====

                                      19/01311/B                                     Page  2  of  4

Interested Person Status - Additional Persons

None __

Officer’s Report

THIS APPLICATION IS BEFORE THE PLANNING COMMITTEE AS THE PROPOSAL IS CONTRARY TO THE LAND USE DESIGNATION OF THE BRADDAN LOCAL PLAN.

1.0 THE APPLICATION SITE

1.1 The site subject to this application sits within the Eden Park light industrial / research & development estate situated on the southern side of Cooil Road, Braddan. In the south east corner of the estate opposite Block B is an area which was recently approved for the creation of 15 additional car parking spaces with four planted areas between the spaces, each spaces measured 4.8m x 2.4m and was approved under PA 17/01101/B. This parking area however was not constructed in accordance with the approved details.

1.2 The parking area that has been constructed on site comprises 14 spaces measuring 5.8m x 2.4m and two planted divider areas.

2.0 PROPOSAL

2.1 Full planning approval is sought for the retrospective construction of the 14 car parking spaces and the two low level planting dividers.

3.0 PLANNING HISTORY

3.1 The site has been the subject of extensive and occasionally extremely controversial planning applications in the past, relating to the initial approval for the buildings and thereafter to some of the approved uses thereof. It is important to note that, while there is a planning condition requiring the existing spaces be used by occupiers of the approved buildings, there is no planning condition preventing the installation of mezzanine floorspace within the units, each of which are double volume, meaning that the useable floorspace in the estate could effectively double without any form of planning control. It is also to be noted that Highway Services have previously lodged extreme concern about how alternative uses of the units from that which was approved would place pressure on the approved car parking spaces and could result in displaced parking.

3.2 Previous application PA 17/01101/B was provided with information from the applicant stating that the original Eden Park estate was approved for 3615 sq m of floor area requiring a minimum of 120 car parking spaces and it is expected that approx. 60% of the units will install mezzanine levels increasing floor area to 5271 sq m requiring 176 parking spaces. Although not all units have installed mezzanine levels as yet. The 2017 application was approved subject to the standard 4 year condition and the other:

"C2. The parking spaces hereby approved shall at all times be made available for the parking of vehicles and shall be retained available for such use thereafter and free of obstruction at all times.

Reason: To ensure that sufficient provision is made for off road parking in the interests of highway safety. The approval also relates to a need arising from this particular estate, which itself was approved exceptionally despite being in conflict with those policies relating to the protection of the Manx countryside for its own sake. As such, it is right that these additional

==== PAGE 3 ====

                                      19/01311/B                                     Page  3  of  4

parking spaces be made available for the users of the units as to avoid creating further land use tensions in the future."

4.0 THE DEVELOPMENT PLAN

4.1 The site lies within an area not zoned for any particular purpose on the Braddan Local Plan. However, given the extant and approved use of the site and the existing units, it is appropriate that the current application be assessed against the relevant parts of the Strategic Plan that cover the visual and highway safety impact of the proposal: Strategci Policy 10, General Policy 2 and Transport Policy 7 / Appendix 7 of the IOM Strategic Plan 2016.

5.0 REPRESENTATIONS

Copies of representations received can be viewed on the Government's website. This report contains summaries only.

5.1 DOI Highway Services - Do Not Oppose (14/01/2020) - there is no clear idea of what the increase in parking requirement is although it's clear that the proposal is trying to accommodate the parking standards of the different units and on balance it is not considered to create any significant highways related issues that could substantiate a reason for refusal.

5.2 Braddan Parish Commissioners - no objection (21/01/2020).

6.0 ASSESSMENT

6.1 The car parking spaces are located within the established Eden Park estate and their design, layout and finish including the two low level planters is generally in keeping with the surrounding car parking and does not negatively impact the wider appearance of the estate. The proposal seeks to provide additional parking space for an estate that could become under- provided for should additional mezzanine floors be added within each of the units. The introduction of 14 new spaces takes the total number of spaces to 176 and those now constructed are sized to accommodate slightly longer vehicles helping to prevent any overhang on to the communal access and turning areas.

7.0 CONCLUSION

7.1 As did the 2017 application, the current proposal seeks to address the specific shortfall of parking spaces as a result of the introduction of mezzanines floors within the existing units within the Eden Park estate. By reason of their siting, design and acceptable highway impact the proposal is recommended for approval. A condition shall be added to ensure the spaces are made available for their intended purpose for the users of the estate units.

8.0 INTERESTED PERSON STATUS

8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 Article 6(4), the following persons are automatically interested persons: (a) The applicant, or if there is one, the applicant's agent; (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested; (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material (d) Highway Services Division of Department of Infrastructure and (e) The local authority in whose district the land the subject of the application is situated.

8.2 The decision maker must determine:

==== PAGE 4 ====

                                      19/01311/B                                     Page  4  of  4

o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed in Article 6(4) who should be given Interested Person Status. __

I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the appropriate delegated authority.

Decision Made : ...Permitted... Committee Meeting Date:...05.05.2020

Signed :...S BUTLER... Presenting Officer

Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph to the officer report).

Signatory to delete as appropriate YES/NO See below

Customer note

This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.