Erection of a vehicle testing facility with associated access and landscaping

Why was this approved?

• land use zoning
• planning history
• design and landscaping quality
• highway safety and access
• ancillary office restriction
• visual amenity and pollution control

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Decision & Reasoning

Conditions (11)

1. 1

   Time limit

   The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

2. 2

   Stage 2 Road Safety Audit

   Prior to the development hereby approved being completed and brought into use, a Stage 2 Road Safety Audit shall be submitted to and approved in writing by the Department. The development shall take place in accordance with the approved details and be retained as such thereafter. Reason: in the interests of highway safety.

3. 3

   Vehicle manoeuvring, parking and pedestrian areas

   The development hereby approved shall not be brought into use until the vehicle manoeuvring, parking and pedestrian areas have been laid out in accordance with the drawings number 19/2766/06D (Proposed Site Plan - date stamped as having been received 02.06.20) and those areas shall be retained as such thereafter. Reason: in the interests of the safety of users of the site.

4. 4

   Building finishes and colours

   The finishes and colours of the building hereby approved shall be in accordance with the detail shown on drawing number 19/2766/05D (Proposed Elevations and Section) date stamped as having been received 16.03.20. Reason: To ensure the building is built in accordance with the approved details in the interests of visual amenity.

5. 5

   Gates, walls or fencing

   Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012, or any order which amends or supersedes it, no gates, walls or fencing may be erected on the site other than in the locations and in accordance with the details as shown on drawings number 19/2766/06D (Proposed Site Plan - date stamped as having been received 02.06.20) and 19/2766/05D (Proposed Elevations and Section - date stamped as having been received 16.03.20). Reason: To ensure the fencing built only as set out with the approved details in the interests of visual amenity and highway safety.

6. 6

   Detailed landscaping scheme

   Prior to the development hereby approved being completed and brought into use, a detailed landscaping scheme (including tree planting specification) shall be submitted to and agreed in writing by the Department. The tree planting specification shall adhere to the recommendations of BS8545:2014 (Trees: from nursery to independence in the landscape - recommendations) and in all cases shall include details of all trees to be planted, including a) their quantity, location (or density), species and size at date of planting; b) the approximate date when they are to be planted; and c) how they will be maintained until successfully established. The tree planting shall take place as agreed and any trees which, within a period of 5 years from their first planting, are removed, or, in the opinion of the Department, become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species, unless the Department gives written consent to any variation. Reason: because limited detail is shown on the landscaping plan (drawing number 19/2766/12) and to ensure an appropriate standard of visual amenity in the local area and that the development is appropriately landscaped to sit comfortably and acceptably in its location.

7. 7

   Importation of inert materials or soils

   No importation to the site of inert materials or soils for infilling or landforming shall take place until a scheme for assuring the physical and chemical suitability (including freedom from potential land contaminants) of all soils and materials to be imported has been submitted to the Department and such a scheme has been approved by the Department. The scheme as approved in accordance with the condition shall be adhered to with respect to all inert material and soil importation associated with the development hereby approved. Reason: to ensure that only suitable fill material is imported onto the site, to avoid the risk of contamination.

8. 8

   Crashed vehicle compound impermeable construction

   The crashed vehicle compound and forensic inspection area shall be of impermeable construction with an oil interceptor installed to prevent any oils escaping from the site and entering the surface water drainage system. Reason: To prevent pollution.

9. 9

   No external storage of damaged vehicles

   There shall be no external storage on the site of damaged vehicles other than within the crashed vehicle compound as shown on drawing number 19/2766/06D(Site Plan) - date stamped as having been received 02.06.20. Reason: to ensure that the site is maintained and used in an appropriate manner, given its prominent location as a gateway into Douglas/adjacent to playing fields and in the interests of visual amenity.

10. 10

    Office use restriction

    There shall be no office use within the site other than as shown on drawings numbered 19/2766/03C (Ground Floor Plan) and 19/2766/04D (First Floor Plan) - both date stamped as having been received 16.03.20, and no office use shall occur other than that which is ancillary to the use of the site as a site for vehicle and driver testing. Reason: to prevent the use of the site for general office use, which would be contrary to the policies of the Strategic Plan which direct offices to town centres other than in given circumstances.

11. 11

    Finished floor and ground levels

    The development hereby approved shall not be occupied unless it has been carried out in complete accordance with the approved finished floor and ground levels as shown on the approved plans. Reason: In the interests of the character and appearance of the surrounding area.

Consultation Responses

Highways initially objected due to access, pedestrian, and circulation issues but raised no objection after amendments subject to conditions; Braddan Commissioners had no objection; DEFA Forestry and Environmental Protection Officer raised minor concerns with recommendations; all resolved to no objection.