Erection of six terraced three storey townhouse units for Student Nurses accommodation with central two storey link, access road and car parking (amendments to PA 16/00094/B)

Why Was This Approved?

✓20-metre separation from neighbouring residential building, with gardens between, protecting amenity and privacy

✓Reduced parking accepted due to walkable proximity to hospital employment and public transport access

✓Amendments to previously approved scheme (16/00094/B) including eaves, roof pitch, elevations, and parking layout

✓Development consistent with approved and existing character of the hospital estate under policy GP2

✓Site is unused open land within the Ballamona hospital estate, accessed via hospital roadways

✓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

The proposal involved erecting six terraced three-storey townhouses with a central two-storey link, forming student nurse accommodation on unused open land within the Ballamona hospital estate. The scheme amended a previously approved application (16/00094/B) by altering the eaves level, reducing the roof pitch, changing the elevational treatment, and repositioning the car parking. The site is accessed via hospital roadways and sits alongside existing hospital residential accommodation. The key planning issues were the impact on neighbouring residents, the adequacy of car parking, access arrangements, and visual impact. The new building would sit 20 metres from the nearest residential facade to the north-west, separated by gardens, which the officer considered at least as good as the outlook under the previous scheme. The development was found consistent with the approved and existing character of the surrounding area under policy GP2.

The proposal was approved because the 20-metre separation from neighbouring housing, with intervening gardens, was judged sufficient to protect residential amenity. The development was consistent with the previously approved scheme and the character of the surrounding hospital estate.

Site Observations

•specifically defined area which is currently unused open land alongside existing hospital residential accommodation
•accessed via the hospital roadways - past the helicopter landing pads and the entrance to Accident and Emergency
•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
•used to be Union Mills Football Club's grounds along with their clubhouse

Policies Assessed (1)

GP2

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

the development is consistent with that which has been approved and which exists alongside

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

Conditions (5)

Condition 1

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

Condition 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

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

Condition 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

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

01/00176/BApproved

adjacent residential development

Erection of six terraced three storey townhouse units for Student Nurses accommodation with central two storey link, access road and car parking (amendments to PA 16/00094/B)

Why Was This Approved?

Site Observations

Policies Assessed (1)

Conditions (5)

Planning History (5)

Documents (16)

Source & Provenance