APL Planning Statement (Part 1 of 2)

Contents:

1.0 Introduction 2.0 Site Location and Description 3.0 Design Proposals 4.0 Access Report 5.0 Sustainability 6.0 Schedule of Planning Drawings and Supporting Information

Appendix:

Appendix A: Site Photographs

1.0 Introduction:

1.1 The Design Team have been instructed by Swagelok Ltd to prepare proposals for the redevelopment of the existing Vehicle and Driving Test Centre site, Tromode. 1.2 Swagelok Ltd wish to keep their options open ensuring that any development of the site meets their continuing business plans. Therefore, it is their intention to submit two planning applications, one for a new build option and a second for the refurbishment and extension of the existing Vehicle and Driving Test Centre building. 1.3 This Planning Statement is for the Refurbishment and Extension of the Existing Building. 1.4 The project will consist of the following work:

1. Refurbishment and extension of the existing Vehicle and Driving Test Centre building to accommodate new entrance, offices, meeting rooms, assembly and test area with laboratories and quality control area, warehouse, toilets and plant / meter room;
2. Provide loading and unloading area from the warehouse;
3. Provide sufficient vehicle circulation and parking;
4. Provide Motorbike and Cycle parking;
5. Provide adequate associated drainage and surface water attenuation.
6. Provide adequate external hard and soft landscaping;
7. Provide additional tree planting where possible to mitigate loss of existing trees.

1.5 When complete, Swagelok Ltd intend to occupy the new building with existing and new employees. This will alleviate pressure on floor space in their existing facility and potentially provide additional floor space for increased manufacturing in the future. 1.6 The Isle of Man Government currently own, occupy and operate the Vehicle and Driving Test Centre. The new Vehicle and Driving Test Centre is currently being constructed nearby and will be complete next year. When complete the Existing Vehicle and Driving Test Centre will relocate and the existing site will be left vacant. 1.7 When vacant, Swagelok Ltd who are located on the adjacent site intend to redevelop the site for their own industrial use. 1.8 The development will bring employment and economic benefits to the Island.

2.0 Site Location And Description:

2.1 The site is located on the northern side of the Ballafletcher Road and is currently zoned for industrial development and is designated as employment site BEO20g in the Area Plan for the East. The site is identified in paragraph 8.5.5 "as having potential for redevelopment in the longer term".

2.2 The Grid Reference for the site is SC369777 and can be located by What3Words ///reworked.patiently.unwind. 2.3 The site area of The Vehicle and Driving Test Centre is approx. 9,556m² / 2.36 Acres / 0.96 Hectares. 2.4 Site Characteristics:

The site itself is relatively flat but slopes down slightly towards the eastern boundary. The site is screened on all four sides with existing tree and hedge planting, with a banking down to Ballafletcher Road and Ballafletcher Farm Road, and a banking up along the western and northern boundaries to the adjacent sites.

The site is currently accessed from Ballafletcher Road (one way) and exits onto Ballafletcher Farm Road (one way) and re-joins the Ballafletcher Road at the existing junction.

The site is occupied by the Vehicle and Driving Test Centre building, hardstanding circulation and parking area and a secure compound for damaged cars.

3.0 Design Proposals:

3.1 The existing building is in poor condition. The two storey offices and double height vehicle testing area consists of the steel frame and brick/block walls. A steel frame and clad extension has been added to provide additional storage and a smaller extension has been added more recently to provide a waiting area for customers. 3.2 The existing building is finished with a rough dash render to the front, facing brick to the western and northern elevation, and vertical cladding to the eastern elevation. 3.3 The proposed development will create a new modern facility comprising a main entrance, reception, offices, meeting rooms, assembly and test area with laboratories and quality control area, warehouse, and plant / meter room. 3.4 The existing Gross Internal Area is approx. $1800 \mathrm{~m}^{2}$ over two floors. The proposed development will provide a total Gross Internal Floor Area of 2,170m². 3.5 Work will consist of extensive refurbishment works to the existing building and a new extension to the east facing side of the building. 3.6 The scale and materials are typical of an industrial building and the appearance is in keeping with other units recently constructed in the locality.

3.7 Typical wall and roof cladding panels have been specified. The roof panels are standard trapezoidal panels, whereas the wall panels are Micro Rib panels and fixed horizontally to the steel purlins and structural frame. The micro ribbed wall panels will provide a modern appearance and will help to improve the quality and appearance of the development. 3.8 Powder coated roller doors / sectional doors will provide access to the warehouse for loading and unloading. 2no. dock levellers will allow good to be loaded and unloaded into higher vans and lorries. 3.9 Windows and doors will be powder coated aluminium to provide a modern appearance. 3.10 The roof over the existing building will have box gutters and external rainwater pipes, whereas the roof over the extension will be hidden behind a parapet which runs around the top of the wall cladding. Gutters and downpipes will be concealed internally. 3.11 The proposed development includes the modification of the existing exit onto Ballafletcher Farm Road to take two-way traffic. This will become the main entrance and exit from the site. The existing entrance and gates will be retained but closed and only used for emergency and pedestrian access. 3.12 The current proposal creates a total of 76 no. parking spaces including 4 no. disabled parking spaces, 6no. motorbike parking spaces and covered and non-covered bicycle parking. 3.13 A landscaped area opposite the front entrance provides a space for staff and visitors to sit or have lunch at one of the picnic tables. 3.14 The current proposal provides a smoking shelter away from the building and main entrance. 3.15 Basic services searches have been undertaken for electricity, gas, water \& drainage. Further investigation will be required at detailed design stage and exact location should be determined before work commences on site. 3.16 The Structural Engineer has consulted with the MUA Drainage Department and identified that the site is within a flood risk area. They are currently undertaking flood risk analysis and modelling to determine the risk. The Engineer will provide a proposed drainage scheme which includes contingency in the event of localised site flooding. 3.17 i-Transport have prepared a Transport Statement. 3.18 Manx Roots have prepared an Arboricultural Impact Assessment.

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