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The application site comprises of a parcel of land contained within the grounds of Nobles Hospital in Braddan.
The proposed development comprises of the erection of a two storey extension onto an existing building to provide fourteen additional two bedroom flats to provide staff accommodation in association with the hospital.
There have been numerous previous planning applications relating to the development Nobles Hospital. Of these previous planning applications there have been three applications that are specifically relevant to the assessment of this current planning application:
Planning application 01/00176/B sought approval for the erection of 28 one bedroomed apartments and 6 three bedroomed houses on the site adjacent to the application site for this current planning application. This application was initially considered and approved on the 13th July 2001, with the initial approval decision notice issued on the 17th July 2001.
Planning application 01/01872/B sought approval for the erection of staff accommodation comprising 28 apartments and 6 houses on the site adjacent to the application site for this current planning application. This application was initially considered and approved on the 17th January 2002, with the initial approval decision notice issued on the 23rd January 2002.
Planning application 02/00338/B sought approval for the erection of staff accommodation comprising 28 apartments and 6 houses on the site adjacent to the application site for this current planning application. This application was initially considered and refused on the 18th October 2002, with the initial refusal decision notice issued on the 25th October 2002. The Planning Committee subsequently resolved to reverse their decision at review on the 10th January 2003, with the review approval decision notice issued on the 15th January 2003.
The development proposed by this planning application is an extension to the building constructed in accordance with the approval of planning application 02/00338/B.
Braddan Parish Commissioners recommend that the planning application be approved.
The Department of Transport Highways Division advise that they consider there to be no adverse traffic impacts arising from the proposed development subject to the imposition of a condition.
The Department of Transport Drainage Division advise that they have no objection to be proposed development subject to the imposition of conditions and notes.
The Department of Local Government and the Environment’s Environmental Health Officer makes no comment on the merit of the proposed development but advised that the flats will need to be registered and comply with the Housing (Flats) Regulations 1982.
The Isle of Man Fire and Rescue Service make no comment on the merit of the proposed development but recommend that the fire precaution measures are discussed with them.
The Manx Electricity Authority make no comment on the merit of the proposed development but request that a note be attached to any approval that recommends that the applicant contacts them to discuss the possible diversion of high voltage cables.
The Police Architectural Liaison Officer has commented on certain aspects of the proposed development where he considers there to be possible issues relating to the principles of designing out crime and anti-social behaviour.
The Isle of Man Water Authority make no comment on the merit of the proposed development but request that an informative note be attached to any approval decision notice.
The Disability Access Office make no comment on the merit of the proposed development but recommend that the needs of disabled access are taken into account.
Under the Braddan Parish District Plan the application site is within the previous Ballamona Hospital site and is partially designated for residential development. There have been clear changes to the overall site since the publication of the Braddan Parish District Plan.
The emerging Braddan Parish Plan, which is not adopted but is currently being considered by the Department, designates the application site as being within an area of proposed residential use. The plan suggests that this land could be considered suitable for the development of housing in association with the hospital.
The application submission suggests that the proposed development was the subject of previous discussions with Mrs V Messenger, prior to her departure from the Department and the Island.
As the proposed development is associated with the staffing of the hospital and generally accords with non-contentious emerging plan policy I consider the principle behind the proposal to be acceptable. The proposed building is an extension to existing staff accommodation and basically reflects the design finishes of the existing building. Changes in ground levels do bring some interest into the design of the building. Overall, I am satisfied that the scale and design of the proposed development fits in with the existing building.
I recommend that the planning application be approved.
I consider that all parties that made representations to the planning application meet the criteria of Government Circular 1/06 and should be afforded interested party status.
Recommended Decision: Permitted
Date of Recommendation: 03.04.2006
C : Conditions for approval 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 approval relates to drawing no.s P002 rev. A, P003, P004 rev. A and P007 rev. A date stamped the 22nd December 2005.
C 3.
The proposed development must be connected to the main foul sewer.
NOTE: A Drainage Connection Fee will be payable to the Drainage Authority on this development
C 4.
The external finishes of the extension must match those of the existing building in all respects.
C 5.
There must be no discharge of surface water to the main foul sewer.
C 6.
The parking spaces must be allocated to ensure that each apartment has one space and each house has two spaces.
N 1.
For water connections that comprise more than a single connection to a water main or service, or where new water mains and hydrants will be required, the applicant should contact the Isle of Man Water Authority Planning and Projects Section, telephone 695958.
N 2.
The applicant is advised that the drainage around the units will remain private and will not be adopted by the Department of Transport Drainage Division.
N 3.
The applicant is advised to contact the Manx Electricity Authority’s Operations and Maintenance Department, Network Services, to discuss working practices around high voltages cables located in the proximity of the new car park area and the possible need for diversion.
N 4.
The proposed flats must, on completion of the proposed works, comply with the requirements of the Housing (Flats) Regulations 1982 and be registered thereafter under the same Regulations.
N 5.
The flat(s) will fall within the scope of the Fire Precautions (Flats) Regulations 1996.
N 6.
The applicant is advised that the Police Architectural Liaison Officer recommends that:
i) a means of physical boundary between the application site and the adjacent area of open space may be beneficial in terms of limiting the potential for criminal activity or anti-social behaviour;
ii) all vegetation within the area of land between the footpath and buildings should be removed in order to increase and enhance levels of surveillance from within the building. the boundary between the footpath and the grounds adjoining the building would be best delineated by the use of appropriate low fencing, which would indicate ownership of the area and deter unauthorised incursion; and
iii) the car parking area should be appropriately fencing to prevent unauthorised incursion and possibly illuminated to enhance surveillance.
The applicant is advised that this note does not negate the need for any planning approval that may be required in relation to the implementation of any of these recommendations.
N 7.
This approval is without prejudice to, and does not imply any approval of the acceptability of any future extension or residential development of the building and surrounding area.
I confirm that this decision accords with Government Circular Nos 44/05 (Delegation of Functions to Director of Planning and Building Control) and 47/05 (Delegation of Functions to Senior Planning Officer)
Decision Made : Permitted Date : 7/4/05
Signed: M. I. McCauley Director of Planning and Building Control
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