Erection of additional townhouse units for Student Nurse accommodation with access road and car parking (amendment to approved 16/00094/B Student Nurse accommodation)

Why Was This Approved?

✓Amendment to add one extra townhouse, bringing the total to seven with 56 bedrooms across seven Houses in Multiple Occupation

✓Six additional car parking spaces included to service the expanded development

✓Impact on living conditions of existing adjacent residents considered acceptable

✓Access arrangements assessed and found acceptable

✓Site is former unused open land near the Isle of Man Hospital, partially screened by roadside vegetation

✓Approved subject to six conditions

✓parking

✓access

✓impact on the living conditions of those in the existing adjacent housing

✓sufficient car parking to service the development

✓means of access is acceptable

✓acceptable visual impact on the surrounding area

This application was an amendment to a previously approved scheme (reference 16/00094/B) for student nurse accommodation on land to the south of the Isle of Man Hospital. The amendment sought to add one additional townhouse to the approved six, creating seven townhouses in total with 56 bedrooms across seven Houses in Multiple Occupation, along with six extra car parking spaces and an associated access road. The site was formerly unused open land alongside existing hospital-related residential accommodation. The officer report noted that the southernmost block of housing is visible from the A23 Mount Rule Road, though the wider site is screened by roadside vegetation. The Department of Environment, Food and Agriculture approved the application on 16 December 2016 under delegated powers, subject to six conditions. Key planning considerations included the impact on neighbouring residents' living conditions, the adequacy of car parking, the acceptability of the access arrangements, and the visual impact on the surrounding area.

The application was approved on 16 December 2016. Officers were satisfied that the additional townhouse and extra parking would not unacceptably harm the living conditions of nearby residents, that parking provision was sufficient, that access arrangements were acceptable, and that the visual impact on the surrounding area was acceptable.

Site Observations

•The site is a specifically defined area, which, until recently, was unused open land alongside existing hospital-related residential accommodation to the south of the Isle of Man Hospital.
•The existing, southernmost block of housing is clearly visible as one approaches the site from the A23 Mount Rule Road, although the site as a whole disappears behind the existing roadside vegetation as one gets closer to the site.

Policies Assessed (2)

GP2

Strategic Plan

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

General Policy 2: 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. 6.3 Development outside of areas zoned for development

BRADDANLOCALPLAN1991

Ballamona Hospital

The site lies within an area designated on the Braddan Local Plan of 1991 as Ballamona Hospital

Conditions (6)

Condition 1

1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.

Condition 2

2. Prior to the occupation of any part of the development the car parking, cycle facilities and manoeuvring areas shall be provided and remain free from obstruction thereafter.

Condition 3

3. Prior to the occupation of any part of the development hereby approved, the road and footway/footpath between the highway and dwelling shall be constructed to at least base course level.

Condition 4

4. All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the dwellings, whichever is the sooner. Any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species.

Condition 5

5. The accommodation may be used only by those employed at Nobles Hospital or any other Government health facility adjacent to Nobles Hospital site.

Condition 6

6. Prior to construction of the refuse shelter as shown on Drawing SC1435/P00-10, date-stamped as having been received 9th November 2016, a drawing showing the size, shape, and finishing materials for the refuse shelter shall be submitted to, and approved in writing by, the Department and the refuse shelter shall be constructed in accordance with the approved drawings.

01/00176/BApproved

adjacent residential development

Erection of additional townhouse units for Student Nurse accommodation with access road and car parking (amendment to approved 16/00094/B Student Nurse accommodation)

Why Was This Approved?

Site Observations

Policies Assessed (2)

Conditions (6)

Planning History (6)

Documents (19)

Source & Provenance