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Application No.: 10/00476/B Applicant: Mr Allan Thompson Proposal: Erection of a maintenance shed Site Address: Land Adjacent To Nobles Hospital Ballafletcher Strang Braddan Isle Of Man ### Considerations Case Officer : Miss Laura Davy Site Visit: 11.05.2010 Expected Decision Level: Senior Planning Officer ### Written Representations MacOwan Collett Consulting Ianda House 4 Mona Interest expressed Terrace Finch Road ### Consultations Consultee : Highways Division Notes: Do not opopse has no traffic management, parking or road safety implications. Consultee : Braddan Parish Commissioners Notes : Consultee : Drainage Division Notes: No objection Consultee : IOM Water \& Sewerage Authority (Water) Notes: no objection subject to the following conditions
The application site relates to the Land adjacent to Nobles Hospital, Ballafletcher, Strang, Braddan. The land is to the South East of Nobles Hospital, and is within an area zoned as "Land owned by Government - Open Space in Agricultural Use" identified on the Braddan Local Plan 1991. The site is currently used for Sports Development, and contains 2no. Rugby pitches 2no. Football pitches and a cricket wicket.
THE PROPOSAL Proposed is the erection of a steel building for the storage of ground maintenance machinery. The building would measure approximately 12.2 m in length, and approximately 6.1 m in width and approximately 3.6 m in height. The store would be sited to the rear of the existing Pavilion.
PLANNING HISTORY The following previous planning applications are considered specifically material in the assessment of the current application:
PA 06/01967/B The laying out of sports pitches and associated car parking PA 07/02146/B Construction of a pavilion building to accommodate changing rooms and club room
The above applications were permitted.
DEVELOPMENT PLAN POLICIES The application site is within an area zoned as "Land owned by Government - Open Space in Agricultural Use" identified on the Braddan Local Plan 1991. The Isle of Man Strategic Plan (20th June 2007) contains general Planning Policies but does not have Policies that are specifically material to the assessment of the application site.
CONSULTATIONS Highways Division do not oppose as it has no traffic management, parking or road safety implications. Braddan Commissioners have not commented on the application. Isle of Man Water and Sewerage Authority have no objection subject to the following conditions: There must be No discharge of surface water (directly or indirectly) from this proposed development to any foul drainage system(s) so as to comply with the requirements of the Isle of Man Water & Sewerage Authority, Drainage Division and the Sewerage Act 1999. It is noted that the surface water from the property is to be discharged via a soakaway. The use of soakaways are subject to Building Control approval and if this approval is not granted, the Drainage Division would not give permission for the discharge of surface water into the existing foul system and an alternative means of disposal would have to be sought. Note: There are no known existing surface water sewers within the area. The Drainage Division have requested that percolation tests are conducted to support the applicant's proposal, in the event that percolation tests fail, the applicant is required to contact the Drainage Division. Note: The applicant is requested to supply the Division a copy of any Building Control Application in relation to the surface water discharge from this development. MacOwen Collett Consulting have provided information regarding the existing soakaways, in response to the Isle of Man Water and Sewerage Authority. They have concluded that the existing soak-away on the Sports Pitches Development will satisfactorily cater for the nominal additional run-off from the roof of the proposed equipment store.
ASSESSMENT The application site is a piece of land zoned as ""Land owned by Government - Open Space in Agricultural Use", the site is currently used as a Sports Development Centre, although the use does not conform to the Land use zoning set out in the Braddan Local Plan 1991, this issue was addressed in an earlier planning application for this site PA 06/01967/B, in the report the Officer notes the following: "Given the existing zoning of the site and suggested zoning contained within the Draft Braddan Plan, it is considered that the use of the site for recreational purposes is acceptable and it is therefore considered that the main issues to be assessed relate to visual impact and traffic implications."
The site currently has 2no. Ruby pitches, 2no. Football pitches and a Cricket Wicket. Also within the curtilage is a car park and coach park facility, a Pavilion and Clubroom.
At present there are no buildings for the storage of the ground maintenance machinery, and it is considered that there is a need for an undercover storage facility.
As mentioned in the previous planning applications, the use of the application site is considered to be acceptable. The main issue is the impact of the building as viewed by the public and the impact on the surrounding area in general.
The siting of the proposed building would be to the West of the Pavilion. The store would be screened by the Pavilion to the East and the existing boundary treatment to the West.
It is considered that the storage building would not be highly visible, and would be screened by the existing boundary which is fairly substantial, significantly reducing the impact of the site as viewed by the public.
It is considered that the proposed development would not increase the level of traffic using the site. For the above reasons the application is considered to be acceptable and is recommended for approval.
Whilst the proposed development does not comply with the land use zoning on the Braddan Local Plan 1991, it does however have planning permission for the current use of the site, and is therefore considered to be acceptable in terms of the use.
The local authority is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered an "interested person" and as such should be afforded party status.
Ianda House, 4 Mona Terrace are not afforded party status.
Recommended Decision: Permitted
Date of Recommendation: 21.05.2010
N : Notes attached to conditions R : Reasons for refusal
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This permission relates to the erection of a maintenance shed shown in drawings 1080-05A, SK/09 and Proposed Elevations received 6th April 2010, and drawing number P.905 043 received 24th May 2010.
I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer.
Decision Made : Permitted Date : Signed : Senior Planning Officer
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