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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. 21/01108/B Applicant : Lanz Limited Proposal Extend second floor of existing office building to create additional staff amenity space and remove external porch Site Address Park House Isle Of Man Business Park Douglas Isle Of Man IM2 2SA
Case Officer :
Mr Paul Visigah Photo Taken :
11.11.2021 Site Visit :
11.11.2021 Expected Decision Level Planning Committee
Recommendation
Recommended Decision: Permitted Date of Recommendation 11.02.2022
Conditions and Notes for Approval
C : Conditions for approval N : Notes attached to conditions
C 1. 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.
C 2. Prior to the commencement of the development hereby approved, details of Staff Cycle Shelter (shown on Drw. No. 264/002 Rev A received 7 December 2021), and the changing facilities and locker areas (referred to in Agents Correspondence received 24 November 2021), shall be submitted to and approved in writing by the Department. Prior to the second floor accommodation being brought into use, the Staff Cycle storage, changing facilities and locker areas shall be provided strictly in accordance with the details, and thereafter retained as such.
Reason: to ensure this development complies with the energy efficiency requirements of the Strategic Plan and to future proof the development.
This application has been recommended for approval for the following reason. The proposal in terms of the principle of development, the visual impact of the proposal, and impacts on neighbouring amenity are aspects which raise no concern and on balance does not adversely impact upon the site and surroundings, and therefore accords with the relevant planning policies from the IOM Strategic Plan (2016).
Plans/Drawings/Information;
This decision relates to:
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o The Cover Letter and Plan List, Design Statement, and Drawing Nos. 264/011, 264/010, 264/021 and 264/022 received 20 September 2021; o Agents Info received 28 October 2021; o Agents Info received 15 November 2021; o Agents Response received 24 November 2021; o Agents Response received 10 January 2021; o Details of Yellow Notice Placement received 4 January 2021; and o Covering Letter and Emails, and Drawing Nos. 264/001a, 264/002a, and 264/020a received 7 December 2021.
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Interested Person Status - Additional Persons
It is recommended that the owners/occupiers of the following properties should be given Interested Person Status as they are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are mentioned in Article 4(2):
Saxman Limited trading as Newsbeat, Park House Annex, IOM Business Park; Heron & Brearley, for Horse and Plough Public House, Isle Of Man Business Park, Braddan; Park House Nursery Ltd, Isle of Man Business Park, Cooil Road; Flat 1, Parkhouse Annex, Isle of Man Business Park;
as they satisfy all of the requirements of paragraph 2 of the Department's Operational Policy on Interested Person Status.
It is recommended that the owners/occupiers of the following properties should not be given Interested Person Status as they are not considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 4(2):
6 Ballacottier Meadow, Braddan; 8 Ballacottier Meadow, Braddan; 25 Ballacottier Meadow, Braddan; 12 Ballacottier Meadow, Braddan; 28 Ballacottier Meadow, Braddan;
as they are not within 20m of the application site and the development is not automatically required to be the subject of an EIA by Appendix 5 of the Strategic Plan, in accordance with paragraph 2B of the Policy __
Officer’s Report
0.0 PREAMBLE 0.1 This application was deferred from 21.02.22 for a site visit.
THIS APPLICATION IS BROUGHT BEFORE THE PLANNING COMMITTEE AS THERE ARE MORE THAN FIVE REPRESENTATIONS OBJECTING TO THE APPLICATION, AND THE APPLICATION HAS BEEN RECOMMENDED FOR APPROVAL
1.0 THE APPLICATION SITE 1.1 The application site includes Park House (along with some 28 associated car parking spaces), which is a two-storey office building with floor space in the roof space and situated within the Isle of Man Business Park.
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1.2 The building was originally built under the 1995 approval issued to the 'Business Park Service Centre', which included a public house, shop, nursery and showroom. Park House was essentially a site manager's building, but subsequently had this use varied to include offices uses in 2003, which was (and is) more in keeping with the overall approval of the Business Park as a whole: namely, corporate headquarters where there are no visiting members of the public.
2.0 THE PROPOSAL 2.1 Full planning approval is sought to extend second floor of existing office building to create additional staff amenity space and remove external porch. The proposed scheme would extend into the roof space and create 101sqm of additional floor space. This extension which would be no higher than the existing roof level would create a flat roofed extension that would raise the external walls to the current roof level. The extension would have sections of the external walls finished in natural stone cladding similar to the adjacent buildings, while other sections would have white render finish. Dark grey window and door frames would also be used. Dark grey fascia would be sued around the flat roof. Large areas of glazing similar to (but higher) than those on the first floor would be installed on the new second floor extension.
2.2 Other works proposed include: 2.2.1 Removal of the existing external porch on the front elevation and the creation of a flat roofed open porch at the same position.
2.2.2 Installation of a cycle shelter on the North West boundary of the site. The shelter would be 2m wide and 4.6m long, and would be a Canterbury Cycle Shelter. No other details in terms of height, and type of roof cover have been indicated.
2.3 The applicant has provided supporting information which indicates that: o The original Brief provided by Lanz Limited was to remodel the existing Second Floor level to create a breakout area for staff where they could eat, relax, and hold informal meetings and discussions; that use, being only for office staff working on the Ground and First floor levels, would not have created any additional parking requirement.
o The proposed office accommodation at Ground and First Floor levels has a total Gross Internal Area (GIA) of 423m2 which, based on the parking standards for offices outside town centres in Appendix 7 of the Strategic Plan 2016 of one per 15m2, generates a need for 28 parking spaces, which is the number of dedicated spaces provided for Park House within the existing parking arrangement.
o At the time of the original Brief it was understood that there was an additional 35 parking spaces shared with a number of the adjacent businesses on a 50/50 basis, which meant that Park House had the benefit of an additional 17.5 (say 17) parking spaces; as a consequence, and in order to retain the flexibility for possible future expansion of the business, it was considered prudent to apply for office use at Second Floor within this Planning Application, even though it would only be used as a staff breakout area for the foreseeable future. If the Second Floor was used as office space, because it has a GIA of 228m2 it would require an additional 15 parking spaces, i.e. less than the 17 available.
o It is now accepted that the understanding of the status of the 35 parking spaces was incorrect and that they are not shared on a 50/50 basis but, rather, they are unallocated shared spaces for use by the various businesses in the vicinity - they cannot be allocated for use by any specific business, including that occupying Park House. Therefore, the Applicant wishes to revert to the original Brief and use the Second Floor as a staff breakout area as outlined above.
o Whilst the GIA of the Second Floor only increases from an existing area of 127m2 to a proposed area of 228m2, it is not just the additional area that is deemed necessary, but the increase in the amenity created for the occupants when using the breakout area, with improved views and levels of natural light over and above the existing.
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o The Applicant is committed to introducing substantial financial incentives for staff to travel to work by means other than private car; it is impossible to assess how successful this will be but if the take-up by staff is sufficiently high, this could mean that the 28 parking spaces allocated to the building are more than adequate (i.e. not all used), which would leave the unallocated shared spaces entirely for the ad hoc use of the other businesses; that has not always been the situation with previous tenants of Park House, so would represent an immediate improvement over and above the same. At this stage, we have indicated a covered bicycle shelter for 14 bicycles but, if take-up of the scheme is large, then additional bicycle shelters will be introduced, subject to obtaining any necessary consents.
o Similarly, the intention will be to provide changing and locker areas within the staff breakout area at Second Floor, and that will be designed to accommodate the number of staff who partake in the scheme.
3.0 PLANNING POLICY 3.1 The site lies within an area zoned as 'Industrial' on the Area Plan for the East (Map 4 - Douglas), and the site is not within a Conservation Area. The site is not at risk from flooding nor are there any Registered trees on the site. The site is also not within a Registered Tree Area. As such, the following Strategic Plan policies are considered relevant:
3.2 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: (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; (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;
3.3 Business Policy 5: "On land zoned for industrial use, permission will be given only for industrial development or for storage and distribution; retailing will not be permitted except where either:
(a) the items to be sold could not reasonably be sold from a town centre location because of their size or nature; or (b) the items to be sold are produced on the site and their sale could not reasonably be severed from the overall business; and, in respect of (a) or (b), where it can be demonstrated that the sales would not detract from the vitality and viability of the appropriate town centre shopping area."
3.4 Business Policy 7 states in part: "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."
3.5 Paragraphs 9.3.3 to 9.3.4 (In part): "9.3.3 The Department has supported the location of offices in town and village centres for several reasons:
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(a) such centres are accessible to all members of the community, staff and visitors alike; (b) the activity and range of services contribute to the vitality and success of the centres; and (c) the investment in property can be used to renew the ageing fabric of our town centre buildings.
9.3.4 There are exceptions to this general approach: (a) Corporate Headquarters which do not attract day to day callers may usually be located on one of the Business Parks; The Department therefore proposes that, with these exceptions, the established policy for the location of new office space should be continued".
3.6 Transport Policy 7: The Department will require that in all new development, parking provision must be in accordance with the Department's current standards. The current standards are set out in Appendix 7.
3.6.1 Offices - 1 space for every 50 square metres of nett floor space.
3.6.2 The additional floor space proposed would nevertheless serve as additional amenity space provision to the existing office use and within an office building.
3.7 Strategic Policy 10 (In part): New development should be located and designed such as to promote a more integrated transport network with the aim to: (a) minimise journeys, especially by private car;
3.8 Paragraph 11.5.3 of the Strategic Plan The long term target is to reduce the level of car parking required for town centre developments and seek to develop more sustainable staff and visitor transport plans including improved public transport, staff buses, shared and pooled cars, cycling and walking. Consideration should be given to the provision of cycle parking for staff and customers in non- residential development and to the provision of secure cycle stores in apartments. In the shorter term, the Department proposes the following general policy in respect of parking provision.
4.0 OTHER MATERIAL CONSIDERATIONS 4.1 Active Travel Strategy 2018 - 2021 4.1.1 "Overarching principles 3.1 The overarching principles for this strategy and the action plan are to: o enable more active travel by creating a safe, convenient and effective active travel network for people to use; and o encourage and promote a shift of choice to active travel modes for everyday functional trips".
4.2 A climate challenge mitigation strategy for the Isle of Man 2016 - 2020 4.2.1 "Part 2: Our approach to reducing emissions Principles for reducing emissions Eliminate energy demand i.e. design and construct buildings which don't require heating or cooling, use online services rather than travelling somewhere in person, walk or cycle instead of travelling by bus or car".
4.0 PLANNING HISTORY 4.1 The application has been the subject of the following applications which are considered relevant in the assessment and determination of the current application:
4.2 PA 00/00384/B for Extensions to office building - Permitted on Review.
4.3 PA 01/01752/B for Extension to office building (amendment to approved PA 00/00384) - Permitted.
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4.4 PA 03/00917/C for Change of use of Park House from Business Park Service Centre Office to allow office based use in accordance with original Business Park - Permitted. The approval granted related to (a) the use of the office space in accordance with condition 4(d) of the approval granted in respect of PA89/4166, i.e. as the corporate headquarters of a single company which utilises the new information technologies and services other park users (but specifically excluding financial and professional services to visiting members of the public, including banks, building societies, estate agencies, and betting offices).
4.5 PA 09/01834/C for Variation of approved office use - Permitted. Condition 3 attached to the approval notice reads as follows: "The approved use is restricted to a single company that offers financial or professional services or otherwise falls within Use Class 4 (Offices) of the Use Classes Order within the Town and Country Planning (Permitted Development) Order 2005." These Use Classes are identical to those set out in the 2012 Town and Country Planning (Permitted Development) Order, and which were quoted in full in paragraph 2.4 above.
4.5 PA 17/00753/B for Conversion of ground floor of office building to create coffee shop, with retention of office use above - Permitted. Condition 2 of the approval states thus: "The approved use of the First Floor and Attic Floor of Park House, as shown on Drawing APL- 01 (date-stamped as having been received 14th July 2017) shall be restricted to Use Class 4 of the Town and Country Planning (Permitted Development Order) 2012.
Reason: In order to control the use of the building in line with the Braddan Local Plan and Business Policy 7 of the Isle of Man 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 Representation from the Department of Infrastructure (DOI) Highways Division confirms that they 'Do not oppose' in a letter dated 6 October 2021/13 December 2021.
5.2 Braddan Commissioners have made the following comments regarding the application in a letter dated 22 December 2021: o They note that the application related to "break out" space which did not appear to provide accommodation for extra staff which could lead to the need for additional parking. o They ask that a condition be included on any approval that, should the space be converted to offices with an opportunity for additional staff, a new application should be submitted. o They have no objection to the application.
5.3 The occupants of the under listed neighbouring properties object to the application and refer to the fact that only 28 parking provisions are allocated to the applicants, contest the previous assertion by the applicants that they had 47 parking spaces available to them, refer to pressure on parking spaces within the site and surrounding area, matters related to how planners would ensure the space is used for approved use, use of cycle to work and public transport, placement of yellow notice, restriction of parking time for the unallocated parking spaces on the broader site area, need for the Site plan to be altered to reflect the correct position with regard to ownership and shared use of parking spaces, the need for building height and mass to respect scale and character of locality, number of new staff to be served by Park House, limited number of toilet facilities within park house to cater for a large staff, and increased traffic to area. Reference is also made to other non-planning matters such as content of Deeds and Covenants. o Saxman Limited trading as Newsbeat, Park House Annex, IOM Business Park; o Heron & Brearley, for Horse and Plough Public House, Isle Of Man Business Park, Braddan;
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o Park House Nursery Ltd, Isle of Man Business Park, Cooil Road; o 6 Ballacottier Meadow, Braddan; o 8 Ballacottier Meadow, Braddan; o 25 Ballacottier Meadow, Braddan; o 12 Ballacottier Meadow, Braddan; o Flat 1, Parkhouse Annex, Isle of Man business park; o 28 Ballacottier Meadow, Braddan;
7.0 ASSESSMENT 7.1 Given the location of the site and nature of development proposed, the fundamental issues to consider in the assessment and determination of this planning application are: i. The Principle of the proposed development; ii. the impact of the proposed development on the character and appearance of the existing building and surrounding area; and iii. the impact of the proposal on parking and highway safety
7.2 Principle (BP 7 and Paragraphs 9.3.3 to 9.3.4) 7.2.1 In terms of the acceptability of the proposed extension to the existing building, it is noted that the existing building is situated within a business park where it has operated as an office building with the proposal not altering its established use; conditions that would ensure it continues to comply with the requirements of Business Policy 7 as it relates to Offices within Business Parks.
7.2.2 It is also considered that the proposed extension would improve the functionality of the building by providing additional amenity space in the form of a breakout area for staff where they could eat, relax, and hold informal meetings and discussions. Also proposed are segregated toilet facilities for men and women on this floor which would be an improvement over the existing where only a large shower room is provided. Whilst not shown on the plan, the applicant has also indicated that the intention is to provide changing and locker areas within the staff breakout area to accommodate the number of staff who partake in the cycle to work scheme; elements which will all help towards a more user friendly and efficient use of the second floor than is currently attainable.
7.2.3 Given the above, it is considered that the principle of the proposed scheme is acceptable and compliant with the requirements of Business Policy 7 and paragraphs 9.3.3 to 9.3.4 of the Strategic Plan.
7.3 Visual Impact (GP 2 (g)) 7.3.1 In terms of the impacts on the existing building, it is considered that the proposal would involve replacing the existing hipped roof with a flat roof, it would be in keeping with the building as it would retain key features such as window type, stone and render finish, and alignment of fenestrations, and would give the building a more modern appeal. It is, therefore, considered that the proposed extension would not adversely affect the character and appearance of the existing building.
7.3.2 With regard to impacts on the character of the locality, it is noted that the roof changes would be at variance with the dominant hipped roofed finish for buildings within the immediate vicinity. Albeit, the proposed finish would not be at variance with the locality which has large flat roofed buildings (such as the Canada Life International Office complex, Zurich House, and Celton House) and pitch roofed buildings with large flat roofed elements such as the Dandara Group Head Office; buildings which are all within a 150m radius from Park House. Besides, it is not unusual to have plat roofed office buildings within business parks.
7.4 Impact on Neighbouring amenity (GP 2 7.4.1 In terms of impacts on neighbouring amenity, it is considered that the extension on the second floor will introduce new fenestrations at second floor level with views to the
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neighbouring properties. However, it is considered that there is mutual overlooking of the spaces around buildings within this part of the business park at first floor and above first floor levels. It is also not uncommon the have mutual overlooking of buildings within industrial and office complexes as this serves to increase security of spaces around the buildings; given that it offers opportunities to create overlooked defensible spaces.
7.4.2 With regard to overbearing impacts and loss of light, it is considered that the compact layout of the immediate environment which has separating distances between buildings set at 9.4m at the highest (between Park House and Park House Nursery), with the other buildings situated with no real separating distances would diminish any impacts in terms of loss of light or overbearing impacts. As well, the closest building to the application building, 'Caledonian Toyota' is situated to the south of the application building which would further serve to ameliorate any impacts with regard to loss of light and overshadowing, as the sun's orientation is east to west. It should also be noted here that the new flat roof would not be set higher than the existing ridge height, although it is acknowledged that the flat roof would cover areas that previously had no solid obstructions with the existing hipped roof.
7.4.3 Given the above, it is considered that any impacts in terms of overlooking, overbearing impacts, and loss of light would be minimal and not sufficient to warrant refusal of the scheme.
7.4.4 Other impacts on neighbours related to parking and highway concerns would be addressed within section 6.5 of this report which deals with parking and highway safety.
7.5 Parking and Highway Safety Impact (GP 2 (h & i), TP 7, STP 10 (a) and Paragraph 11.5.3). 7.5.1 In terms of the parking impacts associated with the proposed development, it is noted that that the development would create 101sqm of nett floor space; a situation that would require the creation of two additional parking spaces as required by Appendix 7 of the Strategic Plan which stipulates 1 space for every 50 square metres of nett floor (office) space. On this issue, the applicants have argued that this requirement is only for increase in office space and that the additional area is for staff amenity. However, the Strategic Plan makes no demarcation between amenity spaces within an office but broadly recommends the parking for office development. Given that the development is within an established office development, it would therefore be appropriate to apply these requirement to the development.
7.5.2 In applying the rules for the additional parking requirements, it is considered that the Strategic Plan makes provisions for relaxing the rule where the development is within a reasonable distance of an existing or proposed bus route and it can be demonstrated a reduced level of parking will not result in unacceptable on street parking in the locality (See A.7.6 Parking Standards (part d) of the Strategic Plan. In the case of the proposed scheme, it is considered that the development is within an established public transport corridor. Besides, the applicants have made provision for 14 covered cycle parking spaces within the site which would serve to provide a viable alternative to car use, and well within the core aims of the Strategic Plan, Active Travel Strategy and Climate Mitigation Strategy, and as such could be considered a more suitable alternative for the 2 parking spaces that would have been provided. Moreover, Highway Services have reviewed the scheme and indicated that they do not oppose the scheme as propose; a clear indication that they are satisfied with the scheme.
7.5.3 Whilst comments related to the number of new staff to be served by 'Park House' and the extension are noted, it should be considered here that consideration for parking provision is based on the floor area and not the number of staff using buildings. As noted in paragraph 7.5.2 above, what is proposed here would only require 2 additional parking spaces with the measures proposed by the applicant considered appropriate in this case.
7.5.3 Comments have also been made regarding difficulty of managing the use of the new amenity space within the building, with concerns that additional staff would place pressure on
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the unallocated spaces within the site. This also is not considered to be a concern as photographs provided by some of the commenters on the application indicate that there is restricted parking time for the unallocated parking spaces which would restrict them being used as staff parking in association with Park House, considering these unallocated parking spaces may only be used for a maximum of two hours at any given time.
7.5.4 Reference has also be made to the development increasing the number of visitors to the property and increasing the chances of dangerous parking, with its attendant impacts on the safety of residents, (although key reference from these commenters have been visitors to the adjacent buildings for food). Given that the approved office use of Park House is such that would not require frequent daily callers as the other buildings within the site such as the nursery and public house, it is not considered that this issue relates directly to Park House which does not involve a large number of daily visitors as asserted in these comments.
7.5.5 Based on the foregoing, it is considered that the proposed scheme would comply with the requirements of General Policy 2 (h & i), Transport Policy 7, Strategic Policy 10 (a) and Paragraph 11.5.3 of the Strategic Plan.
7.6 OTHER MATTERS 7.6.1 Yellow Notice: 7.6.1.1 Whilst comments have been received from the neighbouring properties that the yellow notice has not been placed at the right positions, the applicants have provided photographic evidence which show that the yellow notice has been placed in by the entrance of the building and in front of the car park (by the highway). As such, it is considered from the evidence provided that the scheme has been appropriately advertised.
7.6.2 Covenants and Deeds 7.6.2.1 The issues that border on Covenants or details contained within Deeds are civil legal issues that lie outside the scope of the planning application as land ownership is a civil matter and would hold no weight in the assessment of a planning application. Any determination under the Town and Country Planning Act 1999 can neither create nor detract from land ownerships, any right of way, or other civil legal rights and obligations as may exist between the parties. Considering these bear no weight in a planning decision, the application has been assessed excluding these issues.
8.0 CONCLUSION 8.1 For the reasons set out above, the proposal is considered to comply with the aforementioned policies of the Isle of Man Strategic Plan 2016 and the Area Plan for the East, and therefore recommended for an approval.
9.0 INTERESTED PERSON STATUS 9.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: (a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.
9.2 The decision maker must determine:
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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 4(2) who should be given Interested Person Status. __
I can confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to the it by the appropriate DEFA Delegation and that in making this decision the Committee has agreed the recommendation in relation to who should be afforded Interested Person Status.
Decision Made : Permitted
Committee Meeting Date: 14.03.2022
Signed : L KINRADE 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.
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PLANNING COMMITTEE DECISION 14.03.2022
Application No. : 21/01108/B Applicant : Lanz Limited Proposal : Extend second floor of existing office building to create additional staff amenity space and remove external porch Site Address : Park House Isle Of Man Business Park Douglas Isle Of Man IM2 2SA
Planning Officer : Mr Paul Visigah
Presenting Officer Miss Lucy Kinrade
Addendum to the Officer’s Report
Comments received from a representative of Newsbeat by email dated 9/03/2022 were verbally updated to the Committee Members.
The presenting case officer stated that parking standards set out in the Strategic Plan state that for office development in this location it is 1 space per 15sq m of nett floor area, and not 1:50 as per the officers report.
Since the original officers report, the presenting officer calculated existing and proposed nett floor areas based on the application drawings, these calculations were also received in an email from the agent dated 10/03/2022 which were verbally updated to the members. Calculations of nett floor area of the existing office and proposed office excluding the top floor having a 3sq m difference and both existing nett and proposed nett requiring 28 car parking spaces. The car parking provision at the site is 28 spaces, and so no increased impact or demand expected. Accordingly the presenting officer's recommendation was to remain as an approval but adding a further condition ensuring no office use of the second floor of the building. The condition wording stating:
"The second floor of the building hereby approved shall only be used in full accordance with drawing number 264/020a as a 'staff breakout space' and shall not be used as office space.
Reason: For the avoidance of doubt and as the application has been assessed on this basis only in relation to car parking demand and provision."
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