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Application No.: 04/00442/B Applicant: The Primrose Project Ltd Proposal: Erection of a timber built residential, recreational, educational and leisure facility with services for mentally and physically disabled persons and their carers with car park and amenity woodland Site Address: Depot \& Field Tynwald Craft Centre Tynwald Mills St. Johns Douglas IM4 3AD ### Considerations Case Officer : Diane Robinson Expected Decision Level: Committee Decision ### Written Representations We have received 8 private representations for this application. ### Consultations Consultee : Highways Division Notes: acknowledges receipt of application Consultee : German Parish Commissioners Notes: objections, see comments Consultee : Chief Fire Officer Notes: consult Consultee : Isle Of Man Newspapers Notes : Consultee : Disability Access Officer Notes: see comments Policy
The site relates to the former Department of Transport Depot next to Poortown Road. It is currently a vacant/overgrown site with access off the Poortown Road. The site extends to northwards Ballig Bridge and westwards to Tynwald Mill.
Proposed is the erection of a building to be used for residential, recreational, educational and leisure purposes. It would provide services for mentally and physically disabled persons and their carers. Parking and amenity woodland would be provided.
The St Johns Local Plan 1999. Land Use Zoning = "Open Space for particular purposes" i.e. Registered Woodland. Relevant Policies = Recommendation OS/R/1 -
In order to improve the visual amenities of the area, it is recommended that environmental and landscape improvements be undertaken for the following areas which are identified on proposals map (Map 1 - Appendix A).
A The Department of Transport Depot at Tynwald Mills
B Tynwald Inn
Recommendation T/R/1 -
In light of the importance of St John's as a tourist centre, encouragement will be given to the conversion of existing properties within the village into registered tourist accommodation.
Planning History
PA00/955 - Approval in principle for creation of coach park and overspill car park, Depot & Field Tynwald Craft Centre Tynwald Mills St. Johns Douglas IM4 3AD.
Inspector's Conclusions It would be premature to grant approval in principle to this scheme. Lack of visibility to the west and no information on traffic speeds.
The proposed access, which would enable coaches to enter and leave the site, would result in appreciably engineering operations. In my view, full details of the proposal need to be submitted, showing the proposed levels of all engineering operations and full details of trees to be retained and proposed planting, because the site is in a very attractive and predominantly wooded location.
15/10/2004
04/00442/B
The footbridge and footpath should form part of a detailed application, so that it is provided as part of the development.
Fourthly, the proposed coach park would most probably be part of a wider scheme that might well require traffic regulations, banning coaches form the narrow road network that serves Tynwald Mills. Such regulations may affect the design of the proposed junction by, for example, determining the direction in which coaches approach and leave the access to the proposed coach park. In turn, such regulations could affect the detailed design of the proposed access.
Following submission of the application, the agent asked for a deferral to allow consultation with the Department of Transport.
It has been confirmed that:-
The holiday accommodation will be run by the Charity Primrose. It is contended that the visitors both local and from the UK will be able to use the facilities at St Johns Mill.
The building is a timber framed modular structure clad with timber boarding. It would be supported on stilts of concrete pad foundations at 4 m intervals.
It is designed so as to allow its removal if it becomes redundant. A Section 18 Agreement is proposed and a draft has been included.
The Manx Wildlife Trust has prepared a tree survey of the existing woodland 218 trees are present on the site. Reference is made to a group of Alders which is distinctive. Several trees will be lost including 1 large Ash, along the northern boundary, 2 further Ash, 1 Sycamore and the rest will be mainly Alder (total 31) 1 Norway Spruce, 1 hawthorn.
Other trees will require work.
Some of the older trees will also need to be pollarded or felled. Additional planting is recommended and care should be taken when constructing the building. Department of Agriculture, Fisheries and Forestry has commented that the tree loss is acceptable. No licence has yet been granted.
The Wildlife Division states that evening lighting should be kept to a minimum. Recommendations are made.
04/00442/B - Erection of a timber built residential, recreational, educational and leisure facility for mentally and physically disabled persons and their carers, with car park and amenity woodland, Depot and field Tynwald Craft Centre, Tynwald Mills, St. Johns, Douglas. IM4 3AD.
Miss Sharon Lane (local) - 29/03/04 - no objection in principle but worried that if it goes ahead it will be at the expense of a coach park for which the land is designated. Feels the coach park is desperately needed because at present coaches have to use loop road for access. 19/07/04 - seen amended plans and they do not address her previous objections. Mrs G.M Watson (joint owner of land with DOT) - 30/03/04 - understood that the land would be felled and used as a coach park, which she feels, is greatly needed to protect walkers, children and horse riders from heavy vehicles using the loop road. 19/07/04 - viewed amended plans and objections remain the same. J S and S J Prescott (neighbour with views of the site) - 01/04/04 - no overall objections but concerned about a number of things: a) woodland - request that condition imposed so that no further trees be felled beyond those indicated on the plans, b) where will the coach park go? Feel this is needed to relieve traffic on the smaller roads, c) usage - request that noise and activities be kept to a minimum outside the trading hours of the mill. Concerned that the St John Mill project is being used 14 hours a day, 7 days a week not as stated in plans, d) lighting - no details of external lighting in the plans. Request that lighting be kept at a minimum.
Mark and Rachel Grace (owners of adjoining property to site) - 01/04/04 - no strong objections to the principle they don't want increased commercial activity as has been seen with the refurbishment of the mill buildings opposite. Also concerned by lack of lighting detail in the plans. They feel the mill buildings make no effort to reduce their lighting and don't want a repeat of this.
Mr and Mrs B.C. Sloper (locals) - 05/04/04 - think it's a worthwhile project but concerned about the building being damp because of turf roof. Also how would it b heated and where would sewage go?
German Parish Commissioners - 13/05/04 - the land is not zoned, there will be too many trees lost and they suspect that this site may be registered woodland. Feel there are more appropriate sites available. 10/08/04 - feel he same as before and also question need for 27 car parking spaces on the site.
Support
Support letters with no comments =40 Support letter with comments =13 Mrs B J Cannell MHK - 19/04/04 - feels the design shows an eagerness to preserve and enhance the natural environment. Also such a disabled facility is vital for our Island and the central area of St. Johns is most appropriate for this facility being in reach of all quarters of the Island.
Mr John Christal (ex headmaster of Ramsey Grammar School) - 28/04/04 - for 25 years RGS has developed annual exchange visits with Primrose Hill Special School and in recent years the need for the visitors to have a suitable base and place to stay has become critical. This will also benefit on-Island disabled residents and other disabled visitors.
David S, Gawne (Chairman of Leonard Cheshire North West) - 28/04/04 - well aware of lack of facilities on the Island for those with special needs and feel this project would be greatly appreciated.
S E Howe (non Island resident - daughter has ME) - 18/04/04 - holidays for disabled people and their families is very beneficial and she feels that there aren't enough facilities on the Island and that Leonard Cheshire in Ramsey can't cope.
Darren Smith (Manx Blind Welfare) - 19/04/04 - feels this project is very worthwhile and it would provide greatly needed facilities for visually impaired people both resident and visiting the Island.
P Fletcher (Duke of Edinburgh Award Leader RGS) - 27/04/04 - been involved with Primrose Hill Project for many years and feel its an embarrassment and disappointment that, as an Island which is appreciated for its friendship and hospitality, there is no purpose built accommodation available for people with special needs and mobility problems on the Island.
David Anderson MHK - 27/04/04 - feel Island is short of such a facility and that this project would be sympathetic to the surrounding area.
Anne Craine MHK - 30/04/04 - feels that as an Island we fall short of adequate accommodation for disabled visitors and locals alike. Has seen through her association with the Primrose Hill Project at RGS awareness and responsibility developing in the young people involved.
G Duggan (Manx Foundation for the Physically Disabled) - 29/04/04 - would be welcomed by local disabled people and there are few completely accessible, affordable accommodation available for disabled people.
Kate E Bilsborough ( 25 year old disabled woman who has visited Isle of Man many times) - 29/04/04 - it's the 21 st century and proper provisions should be made for people with disabilities.
A E Corlett (I.O.M. Lions Club) - 05/05/04 - gap in facilities available to families and those caring for disabled groups.
Assessment Benefits of Proposal Increase in purpose built disabled persons facility, close to existing shopping centre and facilities at Tynwald Mill.
Sensitive design May lead to better management of trees and woodland environment in the long term.
St Johns Plan 1999 - recognised area as 'Landscape Improvement Area' It is not zoned for development. Possibility of using area for coach park removed. Tree Loss Risk to bat populations Loss of rural character Increasing the mass of 'development' around the Tynwald Mills complex. Potential to set precedent for other tourist developments in rural areas.
It is not disputed that the proposal is for charitable purposes or that scheme would be of benefit to the disabled.
However, the St Johns Local Plan is a relatively recent Plan and the policies and zonings set out on the map should not be set aside lightly.
There is constant pressure to develop in the countryside often for new tourist units which are currently resisted as there is a general presumption against development in rural areas.
Update following consultation with Ian McCauley, Director of Planning Letter to Highways Division The Director of Highways has indicated that the traffic management scheme in respect of the coach park has been implemented for some time and no further traffic management is planned.
The Department does not intend to pursue its own proposals for a coach park on the former depot and that coaches will continue to access the complex from Tynwald Hill.
The persuading factors in this application are that: The development is a low impact potentially removable form of development It is not within the open countryside and is close to the Tynwald Mill/Mills development The site is currently overgrown with areas of hardstanding, which does look somewhat unsightly
No objections from DAFF, or the Department of Transport The applicants are wiling to enter into a legal agreement.
Diane Brown 12th October 2004
C 1 . The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2 . This approval relates to drawing numbers 01,03 and the survey drawing submitted on 8th March 2004 and 02 Rev C submitted on 6th July 2004.
C 3 . Only those trees identified by dotted lines on the survey drawing shall be removed as part of this approval.
C 4 . The building shall be used only for the purposes of tourist accommodation and respite care and allows for occupation by associated care workers. No individual letting period shall exceed 4 weeks in duration.
C 6 . The trees to be retained must be protected by fencing prior to the commencement of works.
Advice should be sought from the Senior Forester at DAFF. N 5 . The disability access office recommends: The provision of disabled parking spaces. Exits and entrance points suitable for wheelchair users
It is recommended that the applicants consult with the Disability Access Officer prior to the commencement of works.
N 8 . This approval is subject to a Section 18 legal agreement under the Town and Country Planning Act 1991.
The applicant should consult with the Fire Safety Department about all issues of fire safety. N 10 . No lighting shall be erected without the prior permission of the Planning Committee.
Decision Made : Committee Meeting Date :
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