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16001252
Re-Location of Eastcliffe Resource Day Centre, and
Greenfield Garden Centre
+
Re-Development of Existing ERIC Unit and Partial Refurbishment of Ballamona Farmhouse Former Nobles Hospital Estates Complex
Braddan,
Isle of Man
For
The Department of Health and Social Care
PLANNING & SUPPLY
RECEIVED
1 May 2016
May
of
the
Department
of
Government
and
Government
Agriculture
May
August 2016 Kay Associates Ltd Chartered Architects
Kay
Contents:
1.0 General Site Characteristics 2.0 Planning Policy Statement 3.0 Architects Design Statement 3.1 Pre-Application Consultations 3.2 Development Site Strategy 3.3 Day Services Centre (Eastcliffe Resource Centre) 3.3.1 Service Provision 3.3.2 Orientation Form & Massing 3.3.3 Internal Spaces / Circulation 3.3.4 External Spaces / Circulation 3.3.5 Materials / Context 3.4 DHSC Social Firm ERIC Unit 3.4.1 Service Provision 3.4.2 Orientation Form & Massing 3.4.3 Internal Spaces / Circulation 3.4.4 External Spaces / Circulation 3.4.5 Materials / Context 3.5 DHSC Social Firm Garden Centre (Greenfield Garden Centre) 3.5.1 Service Provision and Proposed Facilities 3.5.2 Site Location 3.6 Partial Re-development of Ballamona Farm House To Provide Training Kitchen and Cafe 3.6.1 Service Provision 3.6.2 Extent of Redevelopment Proposals 3.6.3 External Circulation 4.0 Transport Statement 5.0 Appendix A – Drainage Strategy
1.1 The proposed application development site covers $14,120.60$ square metres ( 1.41 Hectares), ( 3.49 Acres) and is bounded using a red line on the application drawings, ie Proposed Overall Site Plan (P/10-100) and Location Plan (P/10-200), representing the proposed curtilage of the site known as 'The Ballamona Farm House Site'. 1.2 The proposed development site forms a parcel of land located on the edge of the Isle of Man Department of Health and Social Care's Noble's Hospital site. The western boundary of the site is predominantly bordered by the Ballaoats Road (A22), in addition to a small section of this boundary which is bordered by a privately owned residential property known as 'Harold Cottage'.
The Southern boundary is defined by a parcel of land known as the 'Strang Corner Field' and is in the ownership of The Braddan Parish Commissioners. This land is currently the subject of a Planning Application (PA 16/00601/B), as submitted by The Braddan Parish Commissioners and is currently awaiting consideration.
The site's Northern and Eastern boundaries are all defined via the Nobles Hospital complex estate access road, with Grianagh Court and Newlands being location on the opposite side of this road, both of which currently have healthcare/medical functions associated with the main acute hospital 1.3 A topographical survey has been carried out on the site, and is included in the package of application drawings, (see P/10-02 Existing Site Plan). From this survey it can be seen that the existing site ranges in level from a maximum contour of 71.00 metres, at the site's existing main access point on its extreme Eastern boundary, to a contour level of 63.30 metres at the extreme Western boundary, immediately adjacent to the Ballaoats Road, hence resulting in a maximum fall of 7.70 metres over the entire width of the development site, with the predominant aspect forming a West facing slope. 1.4 The existing vehicular access to the application site is currently taken from the adjacent Noble's Hospital complex estate road, as located on the eastern boundary of the development site, (for detail highway / traffic information please refer to the separate 'Traffic Statement'). 1.5 It is proposed that the foul water drainage from this proposed development is to discharge via the Nobles Hospital foul water drainage infrastructure, whilst the surface water drainage will be connected to the overall Noble's Hospital Site Balancing Pond. The pond is situated between the helicopter landing pads and the main hospital entrance traffic island. This balancing pond regulates surface water run-off from the hospital site to limit out-flow during peak rainfall events, discharging ultimately to the river in the bottom of the valley via an existing outflow sluice.
A full description of the drainage strategy is contained with a drainage strategy drawing prepared by BB Consulting Engineers which is included with the application, and within a drainage strategy document which is included in Appendix A of this document.
1.1.1 The current local plan that covers the proposed development site for this application is the Isle of Man Planning Scheme (Braddan Parish District Local Plan) Order 1991. This order is accompanied by and should be read in conjunction with the Braddan Parish District 'Written Statement' (Planning Circular 6/91). 1.1.2 As indicated on Local Plan 2 (Central) of the above document the application site is recommended as being zoned for health services as part of the Nobles Hospital site. This gives weight to the view that the existing and proposed uses on the site are acceptable in principle since there is a complementarity between Nobles Hospital and the provision of facilities for adults with learning difficulties / employment opportunities, particularly given that this function, ie. in the form of the existing ERIC Unit is currently located on this site
Recent research has clearly indicated that adults with learning difficulties often struggle to access healthcare facilities. The location of this facility to serve adults with learning difficulties on this particular site clearly responds to this research since it is located immediately adjacent to and has clear / direct routes to: the Nobles Hospital complex; Palatine GP Surgery; as well as the proposed Braddan Parish Commissioners Community Centre which incorporates dental, optician, and pharmacy facilities. 1.1.3 Policy 3.3 of the Braddan Parish District Local Plan states: 'No additional office development will be permitted in the Braddan Parish District with the exception of those necessary for the functioning of an approved industrial development, including science based industries, or where an individual office can be shown to be necessary solely for the needs of the local community'.
The Day Centre offices exist to provide a facility to accommodate the effective management and administrative functioning of the Adult Learning Disability Service which serves the local community as well as the wider Manx community. 1.1.4 Policy 7.3 of the Braddan Parish District Local Plan states: 'Where possible parking spaces are to be provided off the highway for servicing by commercial vehicles in addition to provision of car parking spaces for permanent staff, (not necessarily on site). Where feasible, parking should be provided for customers' vehicles'
A total of 70 car parking spaces and 7 'drop-off' minibus spaces have been provided on the site and allocated adjacent to the four various aspects of the development, ie Day Service Centre, ERIC Unit, Garden Centre; and Café/Shop all with level access as required. A minibus drop -off space is provided to additionally function as a service tipper truck for the ERIC Unit. Allocated 'customer' car parking is provide immediately adjacent to the shop and training café.
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