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The application site comprises of a building that is located in Tromode Business Park in Braddan.
The planning application seeks planning approval for the change of use of the first floor of the building from existing use as retail/wholesale distribution to office accommodation.
Whilst the application site has been the subject of a number of previous planning applications it is considered that none of these are specifically material to the assessment of this current planning application.
Braddan Parish Commissioners have no objections to the planning application.
The Department of Infrastructure Highways Division do not oppose the planning application.
In terms of local plan land use, the application site is located within a wider area of land that is designated as predominantly industrial use under the Braddan Parish District Local Plan.
In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered specifically material to the assessment of this current planning application. General Policy 2 states:
"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:
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."
The planning application seeks approval for the change of use of the first floor of the building from existing use as retail/wholesale distribution to office accommodation.
VyVyA In terms of principle it can be seen that the surrounding area contains a widely of different commercial buildings in different uses. These range from true industrial uses to office based developments and training centres. As such, it is considered that the development of type proposed by this current planning application (i.e. commercial warehousing with associated office facilities) is similar to existing developments and uses within the surrounding area. Therefore the proposed use is concluded to be acceptable within this location.
The office use and nature of the business proposed by the applicant does not rely on members of the public calling ad hoc to the building and is therefore demonstrably different to an office use such as a legal practice, etc. It is understood that any visitors to the building would normally be by appointment only, with the majority of activity being staff members undertaking design work within the building. In this respect the proposed use is not dissimilar to the operation of Mannin Media or the training centre building within close proximity. On that basis it is concluded that the proposed use is acceptable.
In terms of other issues to consider, the level of net office floor space (approx. 267 sq.m.) shown on the submitted drawings equates to a car parking requirement of 18 (17.8) spaces. Although the application relies on the existing 17 spaces associated to the building, which is obviously 1 less than the 18 , it is considered that a shortfall of 1 space is not reasonable grounds for refusal of the planning application. It should be noted that the Highways Division do not oppose the planning application.
It is recommended that the planning application be approved.
It is considered that the following parties that made representations to the planning application should be afforded interested party status:
It is considered that the following parties that made representations to the planning application should not be afforded interested party status:
The Department of Infrastructure Highways Division.
Recommended Decision: Permitted
Date of Recommendation: 08.11.2010
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
This approval relates to drawing no.s 55G/WH/LP1, 55G/WH/P1, 55G/WH/P2, 55G/WH/SP1 and 55G/WH/SP2 date stamped the 13th September 2010. I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer. Decision Made : Permitted
Date : ...............................................................................................................................................................................
Signed : ...............................................................................................................................................................................
Senior Planning Officer
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