**Document:** Officer Planning Report **Application:** 11/00381/B — Erection of an office building for use as corporate headquarters, with associated access and drainage works, car parking and landscaping (Amendment to PA 10/00749/B) **Decision:** Permitted **Decision Date:** 2011-05-09 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/733-braddan-mea-headquarters-office/documents/1245724 --- # Officer Planning Report ### Written Representations [Table omitted in markdown export] ### Consultations [Table omitted in markdown export] ### Officer's Report ## THE APPLICATION SITE AND PROPOSED DEVELOPMENT The application site comprises a parcel of land, adjacent to Cooil Road, which is located in the Isle of Man Business Park in Braddan. The land, which measures approximately 0.47 hectares and is accessed via a new estate road into the existing business park, is currently undeveloped. The proposed development comprises the erection of an office building for use as corporate headquarters, with associated access and drainage works, car parking and landscaping on the application site as an amendment to previously approved planning application 10/00749/B. ### Planning History The application site has been the subject of a number of previous planning applications, three of which are more recent and could be viewed as potentially material to the assessment of the current planning application: Planning application 04/01292/C sought planning approval for the change of use of land as a temporary builder's compound on part of the land that forms the application site for the current planning application. This previous planning approval was granted for a temporary period and has now lapsed. Planning application 05/00575/A sought planning approval in principle for the creation of two plots for commercial use, one for a motor sales outlet and the other for a business park office/technology/industrial use on part of the land that forms the application site for the current planning application. This previous planning application was refused and a subsequent appeal dismissed. Planning application 10/00749/B sought planning approval for the erection of an office building for use as corporate headquarters, with associated access and drainage works, car parking and landscaping. This previous planning application was approved on the 2nd July 2010. ### Representations Braddan Parish Commissioners recommend that the planning application be approved. ### Planning Policy In terms of local plan policy, the application site is located within an area of land that was designated for development under the extant 1991 Braddan Parish District Local Plan. The land has subsequently been developed as part of the Isle of Man Business Park. In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains six policies that are 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: - (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 consumption." ### Business Policy 7 states: "New office floor space should be located with 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; or - (b) in buildings of acknowledged architectural or historic interest for which office use represents the only or most appropriate practicable and economic way of securing future use, renovation and maintenance." ### 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." ### Transport Policy 7 states: "The Department will require that in all new development, parking provision must be in accordance with the Department's current standards." NB. Appendix 7 of the Isle of Man Strategic Plan 2007 sets a parking standard for out of town offices of 1 space for every 15 square metres of nett floor space. In terms of the current proposal this equates (450 ÷ 15) to a minimum requirement of 30 car parking spaces. ### Transport Policy 8 states: "The Department will require all applications for major development to be accompanied by a Transport Assessment." ### Energy Policy 5 states: "The Department will prepare a Planning Policy Statement on Energy Efficiency. Pending the preparation and adoption of that PPS the Department will require proposal for more than 5 dwellings or 100 square metres of other development to be accompanied by an Energy Impact Assessment." ### Assessment The planning application seeks planning approval for the erection of an office building for use as corporate headquarters, with associated access and drainage works, car parking and landscaping on the application site as an amendment to previously approved planning application 10/00749/B. The proposal is identical in all respects to that previously approved under 10/00749/B except for the addition of a glazed entrance lobby. The acceptability of the proposed development was established by the previous planning application and extant planning approval. It is therefore unnecessary to go over these issues once again. The main purpose of this planning application is therefore to assess the acceptability of the proposed glazed entrance lobby. This proposed development is relatively modest and in keeping with the design of the overall development. It is recommended that the planning application be approved. ### Party Status It is considered that the following parties that made representations to the planning application should be afforded interested party status: Braddan Parish Commissioners. I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer. Decision Made : Permitted Date: 3 May 2011 Signed: [Signature] Senior Planning Officer [Table omitted in markdown export] --- *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/733-braddan-mea-headquarters-office/documents/1245724*