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23/00350/B Page 1 of 7
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 23/00350/B Applicant : Mr Colin Whiteway Proposal : Creation of new vehicular access and amendment of parking layout Site Address : Strang Corner Field Strang Douglas Isle Of Man
Senior Planning Officer: Mr Jason Singleton Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 15.05.2023 __
Conditions and Notes for Approval
C : Conditions for approval N : Notes attached to conditions
C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
C 2. All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development. Any trees or plants which die or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species.
Reason: To ensure the provision of an appropriate landscape setting to the development.
This application has been recommended for approval for the following reason. The proposed development has been designed to accord with General Policy 2 and Transport Policy 2,3,4,5,6 and 8 of the Isle of Man Strategic Plan.
Plans/Drawings/Information; This decision relates to drawings received on 20th March 2023, referenced; K316/P/10-100 K316/P/10-101 K316/P/10-102 K316/P/10-103 K316/P/10-104
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23/00350/B Page 2 of 7
Stage 1 Road Safety Audit Swept Path Analysis of New Entrance
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Interested Person Status - Additional Persons
It is recommended that the owners/occupiers of the following properties should not be given Interested Person Status as they are not considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 6(4):
1 Ballaoates Road, as they do not clearly identify the land which is owned or occupied which is considered to be impacted on by the proposed development in accordance with paragraph 2A of the Policy; are not within 20m of the application site and the development is not automatically required to be the subject of an EIA by Appendix 5 of the Strategic Plan, in accordance with paragraph 2B of the Policy; as they do not refer to the relevant issues in accordance with paragraph 2C of the Policy and as they have not explained how the development would impact the lawful use of land owned or occupied by them and in relation to the relevant issues identified in paragraph 2C of the Policy, as is required by paragraph 2D of the Policy. __
Officer’s Report
1.0 THE APPLICATION SITE 1.1 The application site identified in red is part of the newly constructed Multi-purpose community centre on Strang Corner, in Braddan. The application has been submitted by Braddan Parish Commissioners who are the owners of the building and grounds. Access to the site (previous approved) was from the internal road (off Braddan Road) that currently serves the hospital site and the Rugby Club.
1.2 The site is adjacent to Ballaoates Road to the north-west, Nobles Hospital to the east and the A23 to the south-west. To the western corner of the development site is mini roundabout that connects the Strang Road (South), Mount Rule Road (North), Ballaoates Road (East) and Braddan Road (West).
1.4 Along this section of road features a footpath to the east with a Manx stone wall adjacent to the footpath and vehicle opening that serve a residential dwelling of Harold Cottage to the south of the site and to the north a splayed entrance that serves the social care buildings and further north a splayed entrances for elderly accommodation and healthcare services. Both of these latter entrances are linked to the hospital in terms of health care services.
1.5 The nearest residential properties to the site are; Harold Cottage to the south of the site and shares a common boundary to the north. Opposite to the north west are 3 detached cottages No's 1,2,3 on the opposite side of the road and smithy House (convenience store) adjacent to No1 and fronts onto the mini round-about.
1.6 The existing character here is an area of land that is over grown and adjoins the highway with a drystone Manx wall approx. 1.2m high with foliage growing on top and on the wall. There is an existing pavement that runs parallel with the wall and highway.
2.0 THE PROPOSAL
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2.1 The application seeks approval for the creation of new vehicular access off Ballaoates road measuring 7.5m wide with a 6m radii and to tie into the existing kerb line on Ballaoates road with visibility splays of 2.4m x 74.1m eastbound and 81.2m westbound.
2.2 This would also be an amendment of parking layout to serve the Multipurpose Community Centre and would also see the closure of previously approved vehicular access from within Noble's Hospital Estate as approved previously under PA17/00829/B, and amendment of parking layout to increase from 73 spaces to 78.
2.3 The scope of works would see the creation of a splayed vehicle entrance flanked on both sides with returning 1.0m high Manx stone walls and signage board behind on both sides (approx. 1.5m x 2.4m) on steel posts.
2.4 The application also propose a new sod hedge to the rear of Harold Cottage approx. 1.2m high with boundary planting with hedges and trees in front.
2.5 The agent notes; "Highways Division requested Swept Path Analysis & Stage 1 Audit of the new entrance. Bryan G Hall highways engineers did Stage 1 Audit on sketch design for new access. Application addresses the issues raised in the Audit. DHSC requested BPC to use alternative access than approved under PA17/00829/B. The approved access from Noble's Hospital has been removed, parking adjusted & access to the GP Surgery car park provided as overspill, controlled by a Rise and Fall barrier out of GP Surgery hours".
3.0 PLANNING HISTORY 3.1 16/00601/B - Erection of a multipurpose Community Centre incorporating Braddan Commissioners offices / headquarters with associated car parking and landscaping. Approved. 3.2 17/00829/B - Erection of multipurpose Community Centre incorporating Braddan Commissioners offices / headquarters with associated car parking and landscaping (comprising amendments to PA 16/00601/B). Approved.
3.3 23/00073/B - Erection of a children's play park. Approved.
4.0 PLANNING POLICY 4.1 In terms of local plan policy, the application site is identified on Map 8 (Union Mills and Strang) of the Area Plan for the East and is designated as "Buildings or Land for Civic, Cultural or Other Use". The site is not within a Conservation Area or susceptible to flood risk.
4.2 The following policies from the 2016 Strategic Plan are considered pertinent in the assessment of this application;
Strategic Policy 1 Efficient use of land and resources 2 Priority for new development to identified towns and villages 3 To respect the character of our towns and villages 4b Protection of the landscape and biodiversity 5 Design and visual impact 10 Sustainable transport
Spatial Policy 4 Remaining villages (Strang is a named settlement)
General Policy 2 General Development Considerations
Transport Policy 2 linking to existing highways for all users
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3 protection of exiting rail routes for tourism and leisure 4 Highway Safety 5 Highway improvements and environmental objectives 6 Equal weight for vehicles and pedestrians 8 Need for transport assessments
5.0 REPRESENTATIONS 5.1 Braddan Parish Commissioners (12.04.23) No Objection
5.2 DoI Highways (12.04.23) requested clarity on the RSA, commented further on (12/05/23) with no objection.
5.3 1 Ballaoates Road, Strang (09/05/23) approx. 60m to the south of the proposed entrance on the opposite side of the road, comments on the history of the site and the previous approved access arrangements, this proposal is mainly driven by the new Minister to reduce traffic at the hospital junction. They consider this proposal "will have an impact of this change will have to the Ballaoates Road area and safety of local residents, pedestrians and other road users. This change will have significant ramifications for the traffic flow on Ballaoates Road. The development is multifunctional and will increase traffic flow consistently throughout the day as peak times for the different facilities will range. Strang Roundabout is already a concern for those in the area with visibility an issue at all points on the roundabout. We have both witnessed and been involved in many near misses. Adding additional traffic to this hot spot is of significant concern. Further concerns are highlighted to vehicles parking outside of the shop and making it hazardous to residents to enter and exit their property safely. They refer to their previous comments on the former applications for the site (16/00601/B - 17/00829). As part of their submission they include photographs to highlight the issue of vehicles parking adjacent to their property.
6.0 ASSESSMENT 6.1 The fundamental issues to consider in the assessment of this planning application are; o Pre-amble o Principle (Stp1,2; SP 4) o Design & Visual Impact (Stp3,5; GP2bc) o Neighbouring amenity (GP2g) o Highway Safety (Stp10;Gp2h,I; TP2,3,4,5,6,8)
Pre-amble 6.1 In terms of context of the site it is important to understand the planning history from the previous two approvals and cross reference to this part of the site.
6.2 The previous applications 16/00601/B and then amendments through 17/00829/B, proposed the access to the site to enter from the north opposite 'Newlands' and in between the 'Palatine Health Centre' and 'Day Service Centre' with parking either side of the access road that would serve the community centre. The land to the west and north of Harold Cottage (the application site now being assessed) was not considered or identified in red on the plans as part of the previous planning approvals and was shown to be an existing informal landscaped site noting the existing trees and tree groups and not within the applicants ownership or control at that time.
6.3 This part of the site was previously shown to be part of an application to the north of the site ref; "16/01252/B - A multi-use, social care development for adults with learning difficulties, consisting of a day care facility with management offices; industrial training facility (ERIC Unit); horticultural training facility; cafe and retail unit". The submitted plans did not show this part of their site as being for any development, just an overspill of wider landscaping proposals when looking at the masterplan.
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Principle 6.4 Considering the broad principle of development on this site could be acceptable given the site is zoned for 'development' per say, on the local plan. Although whilst a small part of the site (proposed vehicle entrance of Ballaoates road) sits just outside of the Strang Settlement boundary the remainder of the site (that of the Community Centre) is identified within Strang's settlement.
6.5 The construction of a new vehicle access (different to what was previously approved) and a re-design of this section of internal road way with parking to serve the community centre is identified in an area for development and would further meet the objectives of Spatial Policy 4, of the IoM SP. As such the general principle to re-develop this part of the site is acceptable.
Visual Impact 6.6 The proposal here would be removing a section of road side walling to give access to the land behind that is currently unused land that would connect onto the existing internal access road that serves the Community Centre. In doing so the proposal would not be introducing a new element of access along this length of highway or wall given the existing two entrances to the north of the site that can accommodate two way vehicle traffic within their splayed entrances which allow the public to access the various Health care buildings.
6.7 The new entrance would be finished on either side with a new 1.0m high Manx stone wall to match the radii of the road and would match into the existing boundary stone wall. This aspect would be appropriate for the character of the area and would also echo the radii wall construction used on the other two entrances to the north of the site.
6.8 The proposal also includes a 1.2m high Manx sod hedge along the southern boundary of the site that boarders with Harold Cottage and planted with ornamental trees and shrubs which is welcomed. Whilst the visual impact here would be different to the existing appearance but the creation of a new vehicle entrance would offer a more legible and dedicated entrance to serve the community facility for the all users by vehicle and those larger vehicles serving the premises.
6.9 The appearance here with its splayed vehicle entrance and supporting signage is more borne from a number of road safety audits, transport assessments where the design has gone through a number of permeations that can successfully accommodate vehicle users in a safe and appropriate manner.
6.10 On balance, the proposed entrance would be appropriate for this part of the village from a visual perspective, adding a degree of legibility to the Community Building and serves that specific use for all highway users which would be read in accordance with Strategic Policy 3, 5 and General Policy 2 b and c of the IoM SP.
Neighbouring Amenity 6.11 The nearest neighbour to the property is located to the south of the proposed access referred to as Harrold Cottage, and further south are No's1,2,3 Ballaoates Road. In terms of any adverse impact upon their living conditions, it is Harrold Cottage that could be affected the most. No's 1,2,3 are located 50m to the south and on the other side of the road and given this distance from the site, would not be considered to be adversely affected by the proposal in terms of any overlooking, loss of light, over bearing impact, loss of privacy and general visual amenity.
6.12 With regard to Harrold Cottage the proposed access would be immediately to the North West of their property and other than traffic to the north where at present there is none, this proposal would not be seen to have any adverse impact through any overlooking, loss of light, over bearing impact, loss of privacy and general visual amenity. This is essentially noting the distance from the dwelling house to the proposed access, the existing landscaping on site and
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the level of proposed landscaping to help mitigate any visual impact and its orientation to the site, essentially the north with the front elevation of the property facing south.
6.13 In terms of traffic movement and highway capacity and vehicle movements as raised by the objection from No.1 Ballaoates cottage, this will be discussed in the section below specific to highway safety.
6.14 As such the proposal would not be considered to have a negative impact upon the property over and above the existing given the changes to the character of the area through any overlooking, loss of light, an over bearing impact, loss of privacy and general visual amenity. This is further echoed given the lack of immediate neighbour objection (Harold Cottage) and the general level of support from the Commissioners, on balance, these aspects would be considered to be compliant with those sections of General Policy 2(g).
Highway Safety 6.15 In terms of the introduction of an access here, the proposal would be introducing a new aspect to this section of the highway. However, the character of the area has altered with the introduction of a community building (yet to be opened) and adjacent parking. Whilst the access arrangement is very different to what was originally proposed, this aspect has to be considered in further detail.
6.16 Part of the proposal would see the original access to the north of the site that was approved under 17/00829/B, is proposing to be closed off (this can be conditioned) and intends to be planted with hedgerows to match the existing level of landscaping at this part of the site. Equally the entrance to the east of the site would connect onto the existing parking area for Palatine health Clinic but would be controlled or restricted access. The agent notes "Parking bays adjusted to provide vehicular access to adjacent GP surgery parking for over-spill use and access between two controlled by lifting barrier for use only after 5:00pm".
6.17 In terms of road safety or traffic flows on to the highway (Gp2i) the comments from 1 Ballaoates are noted. However the design of such has been designed as a Road Safety Audit (RSA) that identifies any aspects of a road design or construction scheme that could give rise to road safety concerns and including how the development interfaces with the highway. As part of the document suggest modifications that would improve the road safety of the resultant scheme. It is noted at para 1.9; " the Road Safety Audit Team considers that there are no other elements of the development which could potentially significantly contribute towards road traffic collisions".
6.18 In terms of the access providing a safe and convenient access for all highway users, noting parking spaces, manoeuvring areas and visibility splays (GP2h). The comments from the Highways Development Control are heavily relied upon for their technical assessment on the detailed engineers design reports, road safety audits and sweep path analysis and increased parking arrangements. From their perspective, Highways Development Management have considered the merits of the proposed junction noting traffic flows, visibility splays and in terms of vehicle movement generated by the proposal would be conducted in a safe and appropriate manner for all users of the highway. As the transport professionals their comments are heavily relied upon and their comments are noted as not objecting to this application.
6.19 From a planning perspective and balancing the RSA1 and the comments from the nearby resident with regard to the objection and the parking of vehicles adjacent to the entrance of their property and the increase in traffic. Having considered the highways safety aspect and the use of the proposed access in a safe and appropriate manner in turn with the visual impact of the proposal, it would not be considered to have any adverse impact on the existing highway or upon those users entering and exiting the junction. As such the proposal
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would be considered to align with the principles of Gp2 h&I and TP2,3,4,5,6,8 and the relevant design guides (MfMR) and best practice guidance.
7.0 CONCLUSION 7.1 For the above reasons, it is concluded that the alterations would be an appropriate form of development that does not harm the use and enjoyment of neighbouring properties and would comply with aforementioned planning policies of the Isle of Man Strategic Plan 2016, and is recommended for approval.
8.0 INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: (a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.
8.2 The decision maker must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed above who should be given Interested Person Status. __
I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.
Decision Made : Permitted
Date: 16.05.2023
Determining officer
Signed : C BALMER
Chris Balmer
Principal Planner
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