22 May 2012 · Council of Ministers
Isle Of Man Government, Department Of Infrastructure, Vehicle Testing Centre, Ballafletcher Road, Cronkbourne, Douglas, Isle Of Man, IM4 4qj
The proposal involved demolishing a prominent portacabin waiting room in front of the main Vehicle Test Centre building and replacing it with a smaller single-storey extension (8.3m x 7.1m footprint, pitched roof) attached to the southwest corner of the main building, providing a public entrance lobby, waiting room and…
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The independent inspector identified the main issue as 'the effect of the proposed extension on the character and appearance of its surroundings.' Despite being at the front and visible when entering …
General Policy 2
General Policy 2(b) of the Isle of Man Strategic Plan requires new development to 'respect the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings.' The site is in an area of 'predominately industrial use' per Braddan Parish District Plan. The inspector tested the proposal's scale, form, design and siting against this, concluding it complied due to matching materials, attachment to main building, effective screening by boundary trees preventing visibility from outside, and smaller footprint than the portacabin it replaced.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved plans
This approval relates to the erection of a single storey extension to provide a public entrance, waiting room and toilets as shown on Drwg Nos 001, 002, 003, 004A, 004B, 005, 006 and 007, all date-stamped 28 February 2012.
do not object to the proposal
No Objection in Principle subject to no discharge of surface water to foul drainage
Braddan Parish Commissioners raised no objection to the application. Manx Electricity Authority noted underground cables/overhead lines nearby and requested contact before works. Douglas Borough Council (drainage agent) had no objection subject to no surface water discharge to foul sewers.
Key concern: Underground Cables/Overhead Lines present in the area
Braddan Parish Commissioners
No ObjectionThe Commissioners had no objection to the following planning applications:; PA12 00295 B - Vehicle Test Centre - Erection of a single storey extension to provide public entrance, waiting room and toilets - Ballafletcher Road Cronkbourne Braddan
Manx Electricity Authority
Conditional No ObjectionThere are Underground Cables/Overhead Lines present in the area indicated in you Planning Application. Please contact our Network Operations Department; See Note 1; All work to be carried out with reference to Health and Safety Executive Guidance Notes HS(G)47 & GS6
Conditions requested: applicant must contact the Authority; Contact our Network Operations Department, Manx Electricity Authority, (Tel. 687687) to discuss working practices around Cables and Overhead Lines which may be required to be diverted before any work can be carried out on site; Contact the M.E.A. for Electrical Site Safety 5 documents, (Tel. 687766), before any work is carried out on site; MEA requires 24 hours unrestricted access to the cables in the Public Highway
Isle of Man Water & Sewerage Authority
No CommentDouglas Borough Council
Conditional No ObjectionNo Objection in Principle subject to:-; There must be NO discharge of surface water (directly or indirectly) from this proposed development to any foul drainage system(s) so as to comply with the requirements of the Isle of Man Sewerage & Water Authority under the Sewerage Act 1999
Conditions requested: There must be NO discharge of surface water (directly or indirectly) from this proposed development to any foul drainage system(s); these comments could be incorporated in the approval notice
The original application (12/00295/B) by the Department of Infrastructure for a single storey extension to provide a public entrance, waiting room and toilets at the Vehicle Test Centre could not be determined by the Planning Committee and was referred to an independent inspector via written representations. No explicit refusal reasons were stated, but the assessment focused on compliance with General Policy 2(b) regarding respect for site and surroundings. The inspector found the extension's design and materials in keeping with the main building, screened by mature landscaping from external views, and beneficial due to removal of the prominent portacabin. The Braddan Commissioners did not object. The inspector recommended approval subject to standard conditions.
Precedent Value
This appeal demonstrates that extensions in industrial areas can comply with GP2(b) if they harmonise with the host building and are screened from external views. Future applicants should emphasise landscaping benefits and replacement of substandard temporary structures.
Inspector: Ruth MacKenzie BA(Hons) MRTPI
