65909

==== PAGE 1 ====

                                      21/01369/B                                     Page  1  of  4

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No. : 21/01369/B Applicant : Swagelok Ltd Proposal : Redevelopment of the Vehicle and Driving Test Centre Site including Refurbishment and Extension of the Existing Building Site Address : Vehicle Test Centre Ballafletcher Road Cronkbourne Douglas Isle Of Man IM4 4QJ

Head of Development Management: Mr S Butler Photo Taken : Site Visit : Expected Decision Level : Planning Committee

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 11.07.2022 __

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. The development hereby approved may be used for Class 2.2 (Light industry and Research & Development) as set out in the Town and Country Planning (Use Classes) Order 2019 (or any order amending or replacing that order).

Reason: for the avoidance of doubt.

C 3. Prior to the commencement of the development hereby approved, samples of the proposed external finishes 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 visual amenity.

C 4. There shall be no external storage of waste

==== PAGE 2 ====

                                      21/01369/B                                     Page  2  of  4

Reason: in the interests of visual and local amenity.

C 5. Prior to being brought into use, the access, turning and parking areas shall be laid out as show on the approved plans (Site Plan as Proposed; Drawing No: P105 rev E and Site Access Junction to Drawing No: ITB 17166-GA-103 Rev A) and retained as such thereafter.

Reason: in the interests of highway safety and to ensure sufficient parking is provided.

C 6. Prior to the development being brought into use the showers as shown on the approved plans shall be provided and retained as such thereafter.

Reason: to ensure the development takes place in accordance with the approved plans and to facilitate active travel.

C 7. Prior to being brought into use the measures set out in the following documents shall be implemented and retained as such thereafter:

Planning Statement in relation to Drainage

Flood Risk Assessment

Transport Statement and Road Safety Audit

Reason: to ensure the development takes place in accordance with the approved plans and measures relating to drainage, flooding and transport safety are implemented.

C 8. Prior to the commencement of development, details shall be submitted to and approved in writing of the proposed ecological mitigation measures (including the specifications and locations of bat and bird boxes, bug hotels and the bike shelter, as well as Schedule 8 plant eradication plans and details about the sensitive grassland management regimes), timescales for implementation and proposed maintenance measures. The development shall take place in accordance with the approved details and be retained as such thereafter.

Reason: in the interests of biodiversity.

C 9. Prior to the commencement of the development hereby approved a tree planting plan shall be submitted to and approved in writing by the Department. The plan shall adhere to the recommendations of BS8545:2014 (Trees: from nursery to independence in the landscape - recommendations) and in all cases shall include the following details: a) the exact location, species, nursery specification and planting specification of each tree to be planted. b) the approximate date when they are to be planted 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: to ensure that, within the site, the potential to mitigate the approved tree removal is maximised.

C 10. Prior to the commencement of the development hereby approved a tree and habitat protection plan and arboricultural methods statement, adhering to the recommendations of BS5837:2012 (Trees in relation to design, demolition and construction - recommendations), shall be submitted to and approved in writing by the Department. The agreed protection measures and construction methods shall adhered to in full and no alterations or variations to the approved tree or habitat protection scheme or working methods shall be made without prior written consent of the Department.

==== PAGE 3 ====

                                      21/01369/B                                     Page  3  of  4

Reason: required prior to commencement to ensure that all trees to be retained are adequately protected from damage.

C 11. No tree shall be removed from the site unless it is marked for removal on the approved plans or authorised by a specific application under the Tree Preservation Act.

Reason: for the avoidance of doubt and for the protection of trees.

C 12. No site lighting to be installed until a detailed external low level lighting scheme, which is in accordance with the recommendations outlined in the BCT and ILP Guidance Note 8 Bats and Artificial Lighting (12th September 2018), has been submitted to and approved in writing by Planning. The development shall then be undertaken in accordance with these details and be retained as such thereafter.

Reason: to prevent the installation of lighting which would negatively impact on protected species.

This application has been recommended for approval for the following reason. The development is in accordance with the land use zoning and reuses previously developed land/building within the existing settlement boundary of Douglas. The proposal has economic benefits and the operational reasons for the proposal are noted. The proposal will have an impact in relation to trees and ecology, although mitigation has been proposed. No concerns are raised in relation to highways, parking, flooding, drainage or other matters. On balance it is considered that the land use zoning, reuse of previously developed land and economic benefit outweigh the tree/ecology impact, which is in any case reduced by mitigation.

Plans/Drawings/Information; This decision relates to the following plans/drawings/information:

LS-03 Rev 0 (Drainage Survey) dated 20/03/2019 P107 (Elevations as Proposed) dated August 2021 PO4 (Existing Elevations) dated August 2021 PO3 (Floor Plans as Existing) dated August 2021 P-02 (Existing Site Plan) dated August 2021 P106 Rev A (Floor Plans as Proposed) dated August 2021 P-01 (Location Plan) dated August 2021 Planning Statement dated November 2021 P108 (Plan showing intended movement through site) dated November 2021 Topographical Survey (A604-LS-01 and A604-LS-02) dated 20/03/2019 Transport Statement dated 15 November 2021 P109 (sections CC and D-d through site) dated March 2022 P105 Rev A (Site Plan as Proposed) dated August 2021 (updated 21.02.22) Planning Energy Statement dated February 2022 Road Safety Audit Report dated March 2022 ITB17166-GA-103 Rev A (Proposed Site Access) dated 15.11.21 TSN-181021 (Tree Constraints - NORTH) dated 18/10/21 TRN-161121-B (Tree Impact - North) dated 16/11/21 TSS-181021 (Tree Constraints - SOUTH) - dated 18/10/21 TRS-161121-B (Tree Impact - South) - dated 16/11/21 Arboricultural Impact Assessment dated 16.11.21 21-084-211112 (Planning Statement Relating to Drainage) 21-084-211216 (Flood Risk Assessment) 21-084-10 (Existing Site - Surface Water Floor Characteristics) 21-084-11 (Proposed Site - Surface Water Floor Characteristics) 21-084-102 (Schematic Drainage Layout)

==== PAGE 4 ====

                                      21/01369/B                                     Page  4  of  4

__

Interested Person Status - Additional Persons

The Department for Enterprise should be afforded Interested Person Status as they have commented on material planning issues. __

Officer’s Report

See report for 21/01368/B __

I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to that body 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: 18.07.2022

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.