12 March 2013 · Secretary to the Planning Committee, Department of Infrastructure
Land At The Isle Of Man Central Creamery, Ballafletcher Farm Road, Cronkbourne, Douglas, Isle Of Man, IM4 4qe
The proposal was for approval in principle to erect a corporate headquarters office building of approximately 2,500m² with 250 parking spaces on a 0.5ha site zoned 'Predominantly Industrial' in the 1991 Braddan Local Plan, adjacent to the Isle of Man Creamery.
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The application was withdrawn prior to any formal determination by the planning authority. The agent's email on 8 March 2013 instructed withdrawal following a meeting between the client and intending …
General Policy 2
Braddan Parish Commissioners stated the office proposal on industrial-zoned land does not comply with GP2, particularly due to unacceptable highway impacts. No officer assessment provided as application withdrawn.
General Policy 3
Parish noted proposal does not meet exception criteria in GP3 for development on zoned land. Design statement argued economic benefits but no formal test applied.
Business Policy 7
Strategic Plan policy requires new office space in town centres or approved business parks for corporate headquarters without day-to-day callers. Design statement claimed compliance for corporate HQ; referenced in pre-application discussions and appeal precedent PA10/01673/B, but not assessed by officer.
Business Policy 3
Parish stated land not designated for light industrial and office not classifiable as such. No officer assessment.
No objection subject to conditions on connection to public sewer, no surface water to foul drainage, and communication fee
Interest expressed; condition required that applicant contact MEA regarding underground cables/overhead lines, electrical supply, and site safety
Braddan Parish Commissioners objected due to zoning non-compliance and traffic safety issues; Highways Division requested deferral for a Transport Statement; Water Authority and Manx Electricity Authority raised no objections with conditions.
Key concern: non-compliance with zoning policies (General Policy 2, General Policy 3, Business Policy 3)
Braddan Parish Commissioners
ObjectionThe Commissioners have objected to planning application - PA12 01354 A; It therefore does not comply with General Policy 2 especially as it would undoubtedly have an unacceptable effect on road safety or traffic flows on the highway.; The application does not meet any of the exception criteria set down in General Policy 3.; Finally it is clear that parts of the land have not been designated as suitable for light industrial use as in Business Policy 3, and even so, an office block could not be classified under this section.
Manx Electricity Authority
Conditional No ObjectionThere are Underground Cables/Overhead Lines present in the area indicated in you Planning Application.; The Authority wish to express their interest in the following planning applications, and request that a condition of planning be that the applicant must contact the Authority.
Conditions requested: applicant must contact the Authority; contact our Network Operations Department, Manx Electricity Authority, (Tel. 687687) to discuss working practices around Cables and Overhead Lines which may be required to be diverted before any work can be carried out on site; Contact the M.E.A. for Electrical Site Safety 5 documents, (Tel. 687766), before any work is carried out on site; Contact the M.E.A. Planning Department (Tel. 687781), to discuss the electricity supply for this application; MEA requires 24 hours unrestricted access to the cables in the Public Highway
Isle of Man Water and Sewerage Authority
Conditional No ObjectionNo Objection: - subject to the following conditions; In the event that this application is approved I should be grateful if the above comments could be incorporated in the approval notice.
Conditions requested: The proposed development must be connected to the public sewer(s). Full details of the foul and surface water disposal routes from this dwelling must be submitted as part of any subsequent detailed planning application.; There must be NO discharge of surface water (including that from roofs and paved areas) from this proposed development to any foul drainage system(s); A Communication Fee will be payable to the Isle of Man Water & Sewerage Authority in respect of this drainage connection.; the Applicant is advised to contact the Authority to discuss the drainage implication including any surface water attenuation before submitting any subsequent detailed planning application.
Highways Division
ObjectionThis application is for a large development that will have an impact on the capacity of the surrounding road network.; I have contacted the applicant's agent and advised them that a Transport Statement including an assessment of the junction of Ballafletcher Farm Road and Ballafletcher Road is required before I can assess the effect of the impact.; This application should be deferred until the additional information is provided.
The original application (10/01763) for approval in principle for a two-storey office building for about 10 staff with parking and landscaping at Tromode Business Park was refused by the Planning Authority primarily for non-compliance with Business Policy 7, requiring new office space in town centres or exceptionally on business parks for corporate headquarters without day-to-day callers, and unacceptable access. The appellant argued it was a headquarters with low visitor numbers (evidenced by records), similar to permitted offices on the estate, and offered a condition to limit use. The council defended the refusal citing expected customer visits for financial services and future occupancy risks. The inspector concluded the business met the policy as a corporate headquarters with negligible callers, dismissed future change concerns as self-regulating, and allowed the appeal subject to conditions including access details.
Precedent Value
This appeal demonstrates that robust evidence of low visitor numbers and existing site precedents can secure office permission on industrial estates under restrictive policies like Business Policy 7, even for financial/insurance uses; future applicants should prioritise visitor data and condition offers, though inspector's view of 'self-regulation' reduces enforcement needs.
Inspector: David Ward
