11 June 2008 · Planning Committee
Store, Lane From Foxdale Road To Store, The Hope, St Johns, Isle Of Man, IM4 3at
The proposal involves constructing a two-storey corporate headquarters building for the Department of Agriculture, Fisheries & Forestry on a site currently used for workshops and offices within DAFF ornamental gardens.
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The site represents previously developed land with existing office use and redundant buildings in poor condition, according with General Policy 2 exception (c) as redevelopment would reduce landscape …
General Policy 2
Prohibits development outside zoned areas except on previously developed land with redundant buildings where redevelopment reduces landscape impact and improves the environment. Officer assessed site as existing office use on previously developed land with poor condition workshops, where new HQ replaces unsightly structures, blends with landscape via natural materials and form, thus complying via exception (c).
Business Policy 7
Requires new office space in town/village centres on zoned land or exceptionally on business parks for corporate HQs without public callers or in historic buildings. Site not zoned for offices in St Johns but exceptionally justified by existing long-standing office use and DAFF consolidation needs, deemed appropriate without adverse impact.
Business Policy 8
New offices must respect scale/character of nearby buildings and meet parking standards. Proposal's two-storey height/mass with barrel vault roof and timber/aluminium materials respects rural character; provides 73 spaces exceeding 67 required per Appendix 7.
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 construction of a corporate office headquarters, as indicated on the plans and information submitted as part of this application and date stamped 26th March 2008.
Lighting details approval
Prior to the commencement of the development, details of the height and design of the lighting columns, together with details in relation to the hours of use, must be submitted to the Planning Committee for consideration and approval.
No objection subject to conditions on flood risk assessment, surface water outfall details, Land Drainage Act consent, public sewer connection, and no surface water to foul sewers
Do not oppose
General comments on fire safety; recommend approve
Drainage Division raised no objection subject to specific drainage and flood risk conditions; Patrick Parish Commissioners raised concerns on flooding and public garden access without formal recommendation; Fire Service report was incomplete; residents submitted representations s…
Key concern: flood risk in 1 in 100 year event
Department of Transport Drainage Division
Conditional No ObjectionNo Objection subject to the following conditions; In accordance with the Sewerage Act 1999, a communication fee will be payable
Conditions requested: The Report DAFF HQ Flood Risk Assessment Hydraulic Modelling Report produced by URS Corporation is acceptable to the Department and meets its requirements with regard to demonstrating that the proposed development will not be affected by a 1 in 100 year event plus climate change nor will it increase the risk of flooding to others; The detail for the surface water outfall must be provided and approved by the Drainage Division prior to the start of construction; Any works that are associated with the river requires consent under the Land Drainage Act 1934 and this must be obtained prior to the start of construction on site; The proposed corporate office headquarters must be connected to the public sewer(s) in a manner acceptable to the Department of Transport Drainage Division. All drainage works must conform to the requirements of the Department of Transport’s “Manx Sewers for Adoption” and all necessary inspections/ surveys [including CCTV] are to be carried out at the developer’s expense; There must be NO discharge of surface water (including that from roofs and paved areas) from this proposed development to any foul drainage system(s)
Patrick Parish Commissioners
No CommentThe Commissioners have concerns about the risk of flooding; The Commissioners are concerned that visitors to the gardens should have clear and unfettered access on foot to the gardens
Isle of Man Fire And Rescue Service
No CommentApplicant to Consult Regarding All Aspects of Fire Safety; Recommend: Approve / Defer / Refusal
