14 May 2013 · Planning Committee
N F U Mutual Insurance Society Ltd, Agriculture House, Ballafletcher Farm, Ballafletcher Road, Cronkbourne, Douglas, Isle Of Man, IM4 4ql
The proposal seeks permission to change the use of the entire upper ground floor (163 sq m including meeting room and two offices not previously approved for general office use) of an existing two-storey building to general office use, with no external changes to the building.
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The proposal was assessed as contrary to the Braddan Local Plan's predominantly industrial designation and policies like Business Policy 7, which direct new office space to town centres except in spec…
Business Policy 7
Requires new office space in town/village centres or exceptionally on business parks for corporate HQs without day-to-day callers, or in historic buildings. Site not zoned for offices and in industrial area, but officer considered prior permissions, parking compliance, and precedent appeal finding similar locations self-regulating for low callers, providing material considerations despite policy tension.
General Policy 2
Not applicable as proposal contrary to industrial designation on Braddan Local Plan.
General Policy 3
Not applicable as proposal contrary to industrial designation on Braddan Local Plan.
Time limit
The use must be taken up within four years of the date of this notice in order for this approval to remain valid after that time.
Approved plans and parking
This permission relates to the use of the upper ground floor of the building and the associated parking spaces as shown in drawings 115/101/1.1 and 115/103 as general office use and the parking spaces shown in the approved drawings shall remain available for use in association with the use of the upper floor as general office accommodation.
no objections to the application
Braddan Commissioners had no objections to the application. Highways Division deferred their response due to insufficient parking spaces as per the IOM Strategic Plan.
Key concern: In accordance with the IOM Strategic Plan an additional 10 parking spaces would be required. This has not been demonstrated.
Braddan Commissioners
No ObjectionThe Commissioners had no objections to the following Planning Applications:; - PA13 00377 C - Agriculture House - Change of use of entire upper floor to general office use - Ballafletcher Farm Road Cronkbourne Braddan
Highways Division
Conditional No ObjectionDefer | In accordance with the IOM Strategic Plan an additional 10 parking spaces would be required. This has not been demonstrated.
Conditions requested: In accordance with the IOM Strategic Plan an additional 10 parking spaces would be required
The original application (10/01673/B) for erection of an office building with parking and landscaping adjacent to Media House, Tromode Business Park, was refused by the Planning Authority primarily for non-compliance with Business Policy 7, requiring new office space in town centres or exceptionally on business parks for corporate headquarters without day-to-day callers, and unacceptable access. The appellant argued it was a headquarters with low visitor numbers, citing precedents on the estate and offering a condition to limit use. The inspector found the proposal met Business Policy 7 as a corporate headquarters with minimal callers, dismissed concerns over future occupiers due to site location self-regulating use, and noted no planning difference between headquarters and branch offices. Access details were required by condition. The appeal was allowed on 18 May 2011, with the Minister approving on 8 June 2011 subject to standard conditions.
Precedent Value
This appeal shows that detailed visitor data and local precedents can overcome strict sequential testing for offices on business parks under Business Policy 7. Future applicants should prioritise evidence of low public access and site-specific self-regulation arguments.
Inspector: David Ward
