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The application site comprises of a parcel of land within the Nobles Hospital site, to the west of the main hospital building, in Braddan.
The proposed development comprises of the reserved matters planning application for previous planning application 06/01672/A that granted approval in principle for the erection of a new group practice surgery with associated parking and landscaping on the application site.
The application site has been the subject of one previous planning application that is considered to be specifically material to the assessment of this current planning application:
Planning application 06/01672/A sought approval in principle for the erection of a new group practice surgery with associated parking and landscaping on the application site. This previous planning application was considered and approved on the 11th January 2007, with the approval decision notice issued on the 15th January 2007.
Braddan Parish Commissioners have no objections to the planning application. The Department of Transport Highways Division do not oppose the planning application. The Department of Transport Drainage Division do not oppose the planning application.
The Isle of Man Fire and Rescue Service recommend that the applicant contact them to discuss the provision of appropriate fire precaution measures.
The Manx Electricity Authority requests that an informative note be attached to any approval decision notice. The Isle of Man Water Authority requests that an informative note be attached to any approval decision notice. The Disability Access Office requests that the needs of disabled access be taken into account.
The current local plan that covers the application site is the Isle of Man Planning Scheme (Braddan Parish District Local Plan) Order 1991, which was adopted by Tynwald on the 10th July 1991. This order is accompanied by and should be read in conjunction with a written statement (Planning Circular 6/91). Under this document the application site is within an area zoned as being part of the Ballamona Hospital Site.
In terms of strategic plan policy, although the Isle of Man Strategic Plan contains policies identifying general planning considerations that are applicable to the assessment of a planning application it is considered that there are no specific policies within the plan that are material to the assessment of this current planning application.
The planning application seeks approval of the reserved matters for previously approved planning application 06/01672/A. As such the principle of development has been accepted and does not need to be examined as part of the assessment of this current planning application. Given this it is considered that the only matters to examine as part of the assessment of this current planning application are the design of the proposed development and the access arrangements.
The design of the proposed building is not dissimilar to other buildings found within the Nobles site and whilst a more imaginative approach could be taken it would be unreasonable to refuse the planning application on the grounds of design. The level of car parking provided with the proposed development is satisfactory and it is sited within reasonable walking distance of the bus service and other additional car parking.
Only one non-standard condition was imposed on the approval in principle, which states:
"Any future application seeking Reserved Matters approval must include an access and a traffic management scheme, to indicate the facilitation of vehicular and pedestrian access (including by public transport) to the site from within the hospital road network. In addition, the car parking layout must include designated disabled parking spaces."
Whilst the planning application contains sufficient detail to meet the requirements of the condition it is considered appropriate to impose a condition relating to the provision of a pedestrian link from the site to the bus-stop outside the main hospital building.
In addition to standard conditions the Department of Transport Drainage Division has requested that a condition be imposed that no works be commenced until downstream upgrading works have been completed. It is understood that these works, which have been agreed with the Department of Health and Social Security, will be completed by the end of June 2008. Given that these works are outside of the application site, not specifically relevant to the development to be permitted and are already scheduled to be completed within the near future it is not proper or reasonable to impose any such condition.
It is recommended that the planning application be approved subject to conditions.
It is considered that the following parties that made representations to the planning application meet the criteria of Government Circular 1/06 and should be afforded interested party status:
Braddan Parish Commissioners; and
The Department of Transport Highways Division.
It is considered that the following parties that made representations to the planning application do not meet the criteria of Government Circular 1/06 and should not be afforded interested party status:
The Isle of Man Fire and Rescue Service; The Manx Electricity Authority requests; The Isle of Man Water Authority; and The Disability Access Office.
Recommended Decision: Permitted
Date of Recommendation: 09.01.2008
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 01, 02, 03, 05 and 06 date stamped the 19th October 2007.
C 3. Prior to the commencement of development a detailed scheme showing a pedestrian link between the application site and the existing bus stop outside the main hospital building must be submitted to and agreed by the Planning Authority. Thereafter the agreed scheme must be implemented prior to the public use of the proposed development.
C 4. There must be no discharge of surface water to the main foul sewer.
N 1. The applicant is recommended to contact the Isle of Man Fire and Rescue Service to discuss the provision of appropriate fire precaution measures.
N 2. The applicant/developer is recommended to contact the Isle of Man Water Authority to discuss the provision or change of any water supply.
N 3. The applicant/developer is recommended to contact the Manx Electricity Authority to discuss the provision or change of any electrical supply.
Decision Made : APPROVED Committee Meeting Date : 25/1/08
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