16 March 2022 · Planning Committee
Red Cross Society, Isle Of Man Business Park, Douglas, Isle Of Man, IM2 2qz
The proposal involves adding a single-storey multipurpose hall extension with wind lobby, WCs, kitchen, and entrance canopy to the existing two-storey Salvation Army headquarters building, plus replacing roof tiles with artificial slates, installing solar panels and air source heat pumps, and increasing parking from 24…
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The proposal does not comply with the Area Plan for the East (2020) industrial allocation or Employment Proposal 1, which supports only manufacturing, warehousing, distribution, offices (per Strategic…
Employment Proposal 1
Restricts development of industrial land to manufacturing, warehousing, distribution, offices (per Strategic Plan Business Policy 7), or retail. Proposal departs as it expands community use, but accepted due to special circumstances of extending existing approved Salvation Army HQ with community benefits.
Spatial Policy 5
Promotes buildings designed to make positive environmental contribution. Design balances business park context with welcoming church appearance using painted render walls, aluminium windows, standing seam metal roof, glazing, and plant screening.
Strategic Policy 10
Requires minimising car journeys and promoting public transport. Site has bus stop, bike parking, central location; Highways confirmed acceptability with 37 spaces.
General Policy 2
Sets general development control criteria including landscape retention, energy reduction. Loss of some landscaping noted but mitigated by new hedge condition; sustainability features comply.
Business Policy 7
Directs offices to town centres except corporate HQs without day-to-day callers. Existing office element complies, but expansion attracts visitors; transport assessment outweighed concerns.
Community Policy 2
Directs community facilities to non-car accessible sites. Location central but justified by logistics, alternatives unavailable, and Highways support.
Transport Policy 7
Sets parking standards. 37 spaces proposed exceed estimated 29 needed; condition ensures layout per approved plan.
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.
Use in accordance with plans
The use hereby approved shall only be in accordance with the Floor Plans shown on plan 2016_102 A and with sections 3 and 4 of the Planning Statement. Reason: The development hereby approved is only acceptable in this location because of the special circumstances of the proposal.
Parking layout
The development hereby approved shall not be brought into use unless the site has been laid out in accordance with drawing no. 2016_101 A (unless required otherwise by other conditions attached to this approval) and the site shall be retained as such thereafter. Reason: To ensure sufficient parking and manoeuvring space is provided.
Drainage measures
The development hereby approved shall not be brought into use unless measures are in place to prevent water from flowing out onto or damaging the public road. Reason: to avoid highways drainage issues.
Sustainability features
The development hereby approved shall not be brought into use until the Air Source Heat Pumps and Solar Panels have been provided in accordance with the approved details. Reason: to ensure the development is carried out in accordance with the approved details.
Landscaping scheme
Prior to the commencement of the development hereby permitted, details of the landscaping to the North of the site (proposed hedge) shall be submitted to and approved in writing by the Department. The details shall include: species; size; numbers; planting method and timing; and maintenance method. Any plant that is shown for retention on the approved site plan (2016-101 A) or planted in accordance with the approved landscaping details and dies within 5 years of the development having been completed shall be replaced in accordance with details which have first been approved in writing by the Department. Reason: to ensure that the landscaping shown for retention is retained, and that the additional proposed landscaping is suitably carried out.
no objection
acceptable from the viewpoint of Highways Development Control, no opposition subject to condition for layout to accord with drawing 2016_101 A
no objection, welcome addition of new boundary hedge, request condition for hedging details
no objection, trees for removal have limited value
All consultees raised no objections to application 21/01486/B, with Highways and DEFA Ecosystem Policy requesting specific conditions related to layout and hedging species.
Highways Development Control
Conditional No ObjectionThe proposal is acceptable from the viewpoint of Highways Development Control; Accordingly, HDC raises no opposition subject to a condition for the layout to accord with Drawing No. 2016_101 rev A.; Recommendation: DNOC
Conditions requested: layout to accord with Drawing No. 2016_101 rev A; Surface water drainage should be installed where necessary to prevent water from flowing out onto or damaging the public road
Braddan Parish Commissioners
No ObjectionNo objection
DEFA Ecosystem Policy Officer
Conditional No ObjectionThe Ecosystem Policy Team have no objection to the proposals, as the site, including trees to be removed, have limited ecological value and we welcome the addition of a new boundary hedge.; We request a condition is secured for no griselinia or rhododendron to be used
Conditions requested: no griselinia or rhododendron to be used as there are non-native invasive species listed on Schedule 8 of the Wildlife Act 1990; Cherry laurel should also not be used, because, though not listed in the Wildlife Act, this species is also considered to be invasive; hedge planting is undertaken with small native or well established hedging species, such as hawthorn, blackthorn, crab apple, elder, dog rose, sherdard’s downy rose, guelder rose etc.
DEFA Forestry
No ObjectionI would therefore have no objection to the removal of any of these trees.; All 10 trees appear to have been fairly recently planted, none of the trees make a significant contribution to the landscape and all are below the size which would require a license to be sought under the Tree Preservation Act for their removal.
Highways Development Control
No CommentAs there does not appear to be any additions and / or amendments, HDC makes no further comments to those contained in response dated 20 December 2021.
