**Document:** DOI Planning Statement **Application:** 12/00295/B — Erection of a single storey extension to provide public entrance, waiting room and toilets **Decision:** Permitted **Decision Date:** 2012-05-22 **Parish:** Braddan **Document Type:** report / planning_statement **Source:** https://planningportal.im/a/2432-braddan-vehicle-test-centre-ballafletcher-road-extension/documents/1168694 --- # DOI Planning Statement ## infrastructure planning and building control bun-troggalys - plannal as gurneil troggal Murray House, Mount Havelock, Douglas, Isle of Man, IM1 2SF. email: chris.balmer@gov.im Tel: (01624) 685908 Fax: (01624) 686443 Director of Planning & Building Control Michael Gallagher, M.R.T.P.I. 27th March 2011 Mr. A. Johnstone, Planning Appeals Secretary, Chief Secretary's Office, Government Offices, Buck's Road, Douglas, IM1 3PN. Dear Mr. Johnstone, ### Re: Planning statement on behalf of the Department of Infrastructure (Planning & Highway Divisions) in respect of planning for the erection of a single storey extension to provide public entrance, waiting room and toilets - 12/00295/B - Vehicle Test Centre, Ballafletcher Road, Cronkbourne, Douglas Please find attached a statement on behalf of the Planning and Building Control Division of the Department of Infrastructure. The application site is owned and maintained by the Department of Infrastructure of which the planning authority is also part. As such, under 10.(1)(b) of the Town and Country Planning (Development Procedure) Order 2005 the application cannot be considered by the Planning Committee which is part of the Department of Infrastructure. As the Department has a perceived interest in the site as a result of owning it, the planning authority's role in the determination of the application is only to advise on the policy status and to provide assistance in the drafting of conditions, should the application be considered for approval. It is not the planning authority's position to make any recommendation on whether the application should be approved or refused. Yours sincerely, Chris Balmer Planning Officer ## 1. Introduction 1.1 The aim of this statement is to provide background information to the planning application and to set out the relevant policies to consider in respect of the proposed development. 1.2 The site includes land which is within the ownership of the Department of Infrastructure, and that Department is also the Planning Authority, the application must be considered by an Independent Inspector and the decision taken by the Council of Ministers under 10 (1) (b) of the Town and Country Planning (Development Procedure) Order 2005 (see Appendix Two). ## 2. The Application Site 2.1 The site represents the curtilage of the Vehicle Test Centre, Ballafletcher Road, Cronkbourne, Douglas, located on a corner plot with Ballafletcher Road to the south of the site and Ballafletcher Farm Road to the east. 2.2 Within the site there can be found a large detached building which forms accommodation for the Vehicle Test Centre (offices & workshop). Furthermore there is a single storey flat roofed portakabin building which fronts the Vehicle Test Centre (waiting area). ## 3. Proposal 3.1 The application seeks approval for the erection of a single storey extension to provide public entrance, waiting room and toilets. 3.2 The proposed extension would have a total projection from the southern elevation of the Vehicle Test Centre of 8.3 metres, a maximum width of 7.1 metres and a ridge height of 3.8 metres. ## 4. Planning Policy 4.1 The following policy documents are considered relevant in the consideration of this application: - Braddan Parish District Plan (Planning Circular 6/91); and - The Isle of Man Strategic Plan (20th June 2007). 4.2 The application site is within an area recognised as being an area of 'predominately industrial use' under the Braddan Parish District Plan (Planning Circular 6/91). The site is not within a Conservation Area. 4.3 Isle of Man Strategic Plan 4.4 Due to the zoning of the site the following policy is relevant for consideration:- "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: (a) is in accordance with the design brief in the Area Plan where there is such a brief; (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; (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; (e) does not affect adversely public views of the sea; (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; (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; (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best practice in reducing energy" 5. **PLANNING HISTORY** There following planning applications are considered relevant in the assessment and determination of this application (listed in priority of relevance):- - 07/01748/B - Erection of a canopy – PERMITTED - 01/02222/B - Extension to building – PERMITTED - 94/01297/B - Construction of secure compound – PERMITTED - 87/01920/B - Internal alterations and creation of external w.c.- PERMITTED 6. **REPRESENTATIONS** 6.1 All written representations which have been received by the Planning Authority have been forwarded onto the Chief Secretary’s Office for the Independent Inspector to consider when making their assessment. 7. **ASSESSMENT** 7.1 The main issue to consider with the proposal is: 1. Visual appearance of the proposal 7.2 Visual appearance of the proposal 7.3 When determining the design of the extension it is important to note General Policy 2 of the Strategic Plan. This indicates that 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." 7.4 The proposal would be set to the front of the main building and therefore would be the first aspect seen when entering the main entrance on the Ballafletcher Road. 7.5 From the Ballafletcher Road and the Ballafletcher Farm Road the site is well screened due to mature landscaping along the eastern and southern boundaries of the site. Consequently, the proposed extension will only be apparent from the main entrance and when visiting the site. 7.6 The proposal would replace an existing detached portakabin which has an approximate width of 7 metres and a depth of 16 metres. The proposal has a smaller footprint (55 sqm) and less of a projection from the southern elevation of the Vehicle Test Centre than the existing portakabin building (112 sqm). 7.7 The proposal would have a pitched roof design, finished to match the existing building. ### 8 Conditions 8.1 If the Inspector is minded to recommend to the Council of Ministers that the application is approved, the Planning Authority would suggest that the following conditions are attached to the approval notice:- 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice. 2. This approval relates to the erection of a single storey extension to provide public entrance, waiting room and toilets as proposed in the submitted documents and drawings 001, 002, 003, 004 A, 004 B, 005, 006 and 007 all received on 28th February 2012. This statement has been prepared by Mr Chris Balmer, MA Hons, MTCP, MRTPI Planning Officer, on behalf of the Planning Division of the Department of Infrastructure. Signed _________________________ Date 27/03/12 Mr Chris Balmer --- *Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).* *Canonical page: https://planningportal.im/a/2432-braddan-vehicle-test-centre-ballafletcher-road-extension/documents/1168694*