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Case Officer: Mr Chris Balmer Photo Taken: 09.10.2013 Site Visit: 09.10.2013 Expected Decision Level: Planning Committee
THE APPLICATION IS BEFORE THE PLANNING COMMITTEE AT THE REQUEST OF THE DEVELOPMENT CONTROL MANAGER.
1.0 THE SITE 1.1 The site forms the curtilage of the Police Headquarters, Dukes Avenue, Douglas which is a large two storey detached building located to the north-eastern side of Dukes Avenue and south of the Glenclutchery Road.
2.0 THE PROPOSAL 2.1 The application seeks approval for erection of a modular custody suite extension. The proposal equates to 968 square metres in terms of floor area and has a maximum width of 47 metres, a maximum depth of 26 metres and a height of 2.6 metres. The proposal would be constructed of modular structures flat roofed in appearance and finished in a grey colour.
2.2 The custody suite would be sited on the existing rear car park to the north of the existing Police Headquarters building. The proposal would require the alteration and regrading of the existing grass bank that currently forms part of sport field to the north of the site to provide space for part of the building, new car park and for the new roadway which would run from the existing access along the north and eastern elevation of the proposed and existing buildings and exit via an existing entrance which runs past the southern elevation of the existing Police Headquarters building onto Dukes Avenue.
2.3 The scheme involves the removal of 12 trees. It should be noted the plans indicated the trees to be dug out and relocated. However, after discussing the proposal with the applicant this is has been amended to planting new trees.
3.0 PLANNING STATUS AND POLICY 3.1 The site lies within an area designated as 'Police Headquarters' and an area of 'Open Space' (playing fields) designated on the Douglas Local Plan of 1998.
3.2 Due to the location of the site, its, zoning and the type of proposal, the General Policies 2 and 3, and Recreation Policy 2 are relevant for consideration:-
| Application No.: | 13/91097/B |
| Applicant: | Department Of Home Affairs |
| Proposal: | Erection of a modular custody suite extension |
| Site Address: | Police Headquarters Dukes Avenue Douglas Isle Of Man IM2 4RG |
3.3 General Policy 2 states: "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: (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; (1) 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." 3.4 General Policy 3: Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of: (c) previously developed land(1) which contains a significant amount of building; where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environment; and where the development proposed would result in improvements to the landscape or wider environment; (e) location-dependent development in connection with the working of minerals or the provision of necessary services; (g) development recognised to be of overriding national need in land use planning terms and for which there is no reasonable and acceptable alternative; and 3.5 Recreation Policy 2 states: "Development which would adversely affect, or result in the loss of Open Space or a recreation facility that is or has the potential to be, of recreational or amenity value to the community will not be permitted except in the following circumstances: (a) where alternative provision of equivalent community benefit and of equivalent or better accessibility is made available; and (b) where there would be an overall community gain from the development, and the particular loss of the open space or recreation facility would have no significant unacceptable effect on local open space or recreation provision or on the character or amenity of the area."
4.1 There is a number of planning application in relation to this site, however none are considered relevant in the determination of this application.
5.1 The Highway Division make the following comment: "This application will result in increased traffic being generated however the proposed layout as described in the email dated 28th October 2012 should ensure that the car parking arrangements will be improved. I would recommend a condition that all the proposed car parking and layout alterations are completed prior to occupation of the building along with a condition that prevents any part of
the car parking area being used for storage or temporary accommodation. This is to prevent vehicles being forced to park on the public highway."
6.1 The first issue relates to the visual appearance of the proposal to the street scene area and also the potential visual impact through the loss of 12 trees. 6.2 The custody suite is proposed on this site to improve operations. The flat roof structure cannot be said to be attractive and it is clear the proposal has been designed to meet the function needs only. The advantage of the site is that the ground level of the custody suite would be approximately 1 metre below that of the neighbouring sports field and with a proposed new fence ( 2.5 metres in height) along the north boundary of the site, it is likely the majority of the proposal would be screened from public views along the Glenclutchery Road. Whilst the design is not of a quality which would normally be consider acceptable, especially in more publicly viewable locations, it is considered in this case the visual impact would be limited and therefore would not result in a significant visual impact to the street scene to warrant a refusal. 6.3 The loss of 12 trees is unfortunate, although the applicant and the Planning Authority have discussed the removal with the Forestry Division who has no objection. The applicant is proposing to replant trees along the northern boundary of the site. 6.4 As identified earlier, part of the existing grass bank of the adjacent sports fields would be required to be altered/re-profile to provide space for part of the custody suite, roadway and new car park area. The grass bank is not currently utilised by the users of the sports pitch, therefore it is not considered the proposal would be contrary to Recreation Policy 2 6.5 The final issue to consider relates to parking provision for the existing building and for the proposed custody suite. The applicants have indicated that the existing car park (not currently laid out) to the rear of the Police Headquarters building accommodates 33 parking spaces. They indicate that the proposed new car park will provide 28 spaces. However they also indicate that with the realignment of access and egress to a one way system and the removal of temporary storage containers in the southern car park this will absorb the shortfall and also enable provision of a small number of additional spaces. 6.6 The Highway Division have considered the plans and the comments made by the applicant and have no objection.
7.1 For these reasons the proposals is considered to comply with the relevant polices of the Strategic Plan and therefore recommended for an approval.
8.1 It is considered that the following meet the criteria of Town and Country Planning (Development Procedure) Order 2013, paragraph 6 (4) (e), and should be afforded interested party status:
Department of Infrastructure Highways Division
Recommended Decision: Permitted
Date of 30.10.2013
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. The development hereby permitted shall not be carried out except in full accordance with the submitted documents and the following plans 1432-loc-02, 1432-ap-01a, 1432-02, 1432-86-01, 1432-86-01a and 1432-aps-01 received on 17th September 2013 and 10th October 2013.
C 3. No development shall take place until full details of soft landscaping works have been submitted to and approved in writing by the Planning Authority and these works shall be carried out as approved. Details of the soft landscaping works include additional tree planting along the northern boundary of the site. All planting shall be carried out in accordance the approved details in the first planting and seeding seasons following that first occupation. Any trees or shrub which within 5 years from the completion of the development dies, is removed or becomes seriously damaged or diseased shall be replaced in the next planting season with another of similar size and species unless the planning authority gives written consent to any variation.
C 4. Prior to the occupation of the approved custody suite the roadway and car park as shown on drawing 1432-AP-02 are required to be layout and maintained and retained thereafter.
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the Town and Country (Development Procedure) 2005
Decision Made : Committee Meeting Date : 11/11/13
Signed : Presenting Officer Further to the decision of the Committee an additional report/condition reason is required. Signing Officer to delete as appropriate
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