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Application No.: 16/00094/B Applicant: Department Of Health And Social Care Proposal: Erection of six terraced three storey townhouse units for Student Nurses accommodation with central two storey link, access road and car parking Site Address: Former Union Mills Football Club Playing Fields Ballamona Estate Braddan Road Strang Douglas Isle Of Man Case Officer : Miss S E Corlett Expected Decision Level: Officer Delegation
Officer’s Report THE SITE
1.1 The site is a specifically defined area which is currently unused open land alongside existing hospital residential accommodation to the south of the Isle of Man Hospital. The site lies outwith the Permitted Development Order for Government Owned Land and is accessed via the hospital roadways - past the helicopter landing pads and the entrance to Accident and Emergency. - 1.2 The access then heads into an area of car parking associated with the existing hospital housing. 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. - 1.3 The site used to be Union Mills Football Club's grounds along with their clubhouse and has since been developed for hospital housing and the football club has relocated to new grounds on Ballaoates Road, to the north of the hospital. THE PROPOSAL
2.1 Proposed is the erection of 48 bedrooms with communal lounge and kitchen facilities on each ground floor, arranged over three floors in two buildings which are connected by a communal stair and storage area and arranged as a terrace of six town houses. The second floor is partly accommodated in the artificially slated roof and the walling is a combination of grey facing brick on the ground floor and roughcast and smooth render painted in contrasting colours above. The smooth render is shown on the drawings as being a rather striking red, - 2.2 34 car parking spaces are shown around the building with specimen trees introduced around the parking spaces and to the rear of the rear garden area to the east of the units. These spaces are intended to cater for vehicles generated by the proposed development as well as replacing any lost through the access from the existing car park which serves the other existing dwellings alongside. A dedicated cycle shelter is also provided to accommodate up to 24 bicycles outside the front door. The applicant indicates that analysis of existing hospital accommodation reveals a relatively low incidence of car ownership and that many occupants use public transport or bicycle. - 2.3 Wheeled bin storage is to be provided by one 240 litre capacity bin per townhouse at the front of the building.
2.4 The buildings would be six houses in multiple occupation for which there are specific Environmental Health Regulations (Housing (Definition of Flat or House in Multiple Occupation) Order 2013 and the Housing (Standards) Regulations 2013. PLANNING POLICY
3.1 The site lies within an area designated on the Braddan Local Plan of 1991 as Ballamona Hospital. - 3.2 As the development is consistent with that which has been approved and which exists alongside, the following Strategic Plan policy is considered relevant:
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:
4.1 The adjacent residential development was approved under PAs 01/00176/B, 01/01872/B, 02/00338/B and 05/92419/B. REPRESENTATIONS - 5.1 Department of Infrastructure Highway Services indicate that if the application is to be approved the following conditions should be attached:
5.2 Braddan Parish Commissioners indicate that they have no objection to the application (23.02.16). ASSESSMENT - 6.1 The issues in this case are whether the proposed development would have any impact on the living conditions of those in the existing adjacent housing, whether there is sufficient car parking to service the development, whether the means of access is acceptable and whether the development would have an acceptable visual impact on the surrounding area in general.
6.2 The new building will be 20m from the facade of the residential building to the north west and separated by the proposed car parking, vehicular access and cycle shelter. This provides for the minimum amount of separation required to prevent issues of privacy and amenity being adversely affected. The proposal makes provision for replacement car parking. As such it is not considered that the proposal will adversely affect the living conditions of those in adjacent residential property.
6.3 The proposal would usually be expected to provide one space per bedroom and the proposal involves fewer than this. However, the applicant has indicated that car usage tends to be lower in this sort of housing as the place of employment is within very convenient walking distance of the housing which is also next to a public transport route. The main town (Douglas) is also within convenient cycling distance. It is relevant that there is no objection to the application from Department of Infrastructure Highway Services. - 6.4 The top of the building will be visible as one approaches the site from the west as it will be 2m taller than the existing residential accommodation to the west. However, there is no context in which the building is set which would impose a maximum height and just because the building will be taller than its neighbour does not result in an adverse visual impact. The building will contrast with its gable ends compared with the hips of the adjacent building and provide an interesting roofscape. The different elevational materials will add further interest to the group as viewed from closer up. - 6.5 The provision of additional living accommodation for those working at the hospital will add to the efficiency and effectiveness of the Island's main hospital and it is considered that there are no adverse impacts as a result and the application is recommended for approval. There are no conditions imposed upon the other units of accommodation alongside to restrict them to occupancy in conjunction with the hospital. However, given that the site is designated as hospital and that there is a reduced level of car parking proposed for the units, on the basis of the proximity of the source of employment of the occupants, and that there may well be further phases of housing development alongside, it is important that the occupation of the housing is restricted to those employed at the hospital in order to ensure that there is sufficient car parking available for those living on the site and to avoid overspill on to the hospital roads which are required at all times for access by emergency vehicles. .
7.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:
With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.
Recommendation Recommended Decision: Permitted Date of Recommendation: 04.03.2016 Conditions and Notes for Approval: C : Conditions for approval N : Notes attached to conditions
Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
Reason: To ensure adequate pedestrian and vehicular access to each dwelling in the interest of highway safety.
REASON: the landscaping of the site is an integral part of the scheme and must be implemented as approved.
REASON: to accord with the land use designation and to ensure that the car parking provided is appropriate for the level of traffic to be generated by the development.
This decision relates to drawings 01, 10, 11, 100, 200, LS-01 0 and LS-02 0 all received on 27th January, 2016.
I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted Date : 22.03.2016 Determining officer
Signed : J CHANCE Jennifer Chance Head of Development Management
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