8 September 2023 · Acting Head of Development Management (Abigail Morgan)
Cancer Support Unit, The Nobles Hospital Site, Postal Locality, Strang, Douglas, Isle Of Man, IM4 4rj
The proposal involves building a modern, crescent-shaped single-storey healthcare facility providing consulting rooms and support spaces on a grassed parcel within Nobles Hospital grounds in Douglas.
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The officer assessed the proposal as compatible with the hospital land use designation in the Area Plan for the East and compliant with Strategic Policies 1 and 2, General Policy 2 (requiring respect …
Strategic Policy 1
Directs development towards existing towns and villages to make best use of infrastructure. Officer noted site's location within hospital grounds in Douglas supports sustainable development.
Strategic Policy 2 - Priority for new development to identified towns and villages
Supports development in suitable locations. Combined with other policies to direct growth efficiently.
General Policy 2
Requires development to respect site/surroundings in siting, layout, scale, design, landscaping; no adverse impacts on landscape, wildlife, amenity, highways, traffic. Proposal tested against all criteria (a)-(n) and found compliant due to assimilation, mitigations, and no significant harms.
Community Policy 6
Permits new community health care facilities if no over-concentration, no unacceptable effect on character/amenity, easily accessible, no unacceptable highway impact. Site's hospital location ensures accessibility and compatibility.
Time limit
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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
Parking and access layout
All vehicular, access and parking arrangements must be laid out in full accordance with Drawing No. 10-02 rev G prior to the occupation of the building and retained as such thereafter. Reason: In the interests of highway safety.
No non-native species
Notwithstanding the details submitted within the landscaping plan, no non-native species shall be planted and details of alternative species shall be submitted to and approved by the Planning Authority prior to the landscaping plan being implemented. Reason: To prevent the spread of non-native invasive species.
Landscaping implementation
The landscaping plan (as amended by condition 3) shall be implemented in the first planting season following the completion of the development. Reason: To ensure a satisfactory development.
External lighting approval
No external lighting shall be provided except in accordance with a plan to be submitted to and approved in writing with the Planning Authority. Any approved lighting shall be carried out in accordance with the approved plans. Reason: To minimise impact on wildlife.
Tree protection
The protection measures and construction methods detailed in the Tree Protection Plan dates 17/10/23 TP-170123A submitted in support of the application shall be adhered to in full. Reason: to ensure that all trees to be retained are protected from development during construction.
no objection as the proposal raises no significant road safety or highway network efficiency issues, subject to Drawing No. 10-02 rev G
no issues with most planting but griselinia hedge is non-native invasive and should be replaced; recommends bat and bird boxes (addressed via note)
extremely beneficial for IOM residents with serious illnesses, families and carers; provides one-stop shop for information, advice, support, awareness, and networking near hospital
supports the proposal as beneficial for cancer support, improving patient pathways and providing confidential meeting rooms
Highways Development Control raised no objection subject to condition after amended plans addressed prior concerns; DEFA Ecosystem Policy Officer had no objection subject to landscaping and bat/bird box conditions; Braddan Commissioners had no objections; public representations strongly supported the proposal.
Key concern: Griselinia is a non-native invasive plant species listed on Schedule 8 of the Wildlife Act 1990
Highways Development Control
Conditional No ObjectionThe proposal raises no significant road safety or highway network efficiency issues. Accordingly, Highway Services Development Control raises no objection to the proposal subject to all vehicular, access and parking arrangements to accord to Drawing No. 10-02 rev G.; Recommendation: DNOC
Conditions requested: all vehicular, access and parking arrangements to accord to Drawing No. 10-02 rev G
Highways Development Control
No CommentHighway Services request the submission of the following in order to fully assess the highway network impact of the proposed development: Transport Statement; Accessibility Audit; Consideration of the development on the Nobles Site travel plan; and Provision of bicycle parking to the required standard as provided in Manual for Manx Roads.; Recommendation: Request additional information / revisions.
Ecosystem Policy Officer, DEFA
Conditional No ObjectionNo invasive plant species listed on Schedule 8 of the Wildlife Act, or cherry laurel, should be planted on site; We have no issues with the other species included on the planting plan
Conditions requested: updated landscaping plan is provided prior to determination of this application, which removes all reference to griselinia, other Wildlife Act 1990 Schedule 8 species and cherry laurel, or a condition is secured on approval for no works to take place unless this updated landscaping plan has been provided to Planning and approved in writing; no works to commence unless a bat and bird box plan has been submitted to Planning and approved in writing. The plan should contain details of at least 1 bat box suitable for crevice dwelling species, and 1 bird box suitable for swifts in the new building. The bat box should be situated on a southerly elevation and the bird box on a sheltered northerly elevation
Braddan Commissioners
No ObjectionThe Commissioners considered the following planning applications at their meeting on Thursday 14 September 2023 and I can confirm that they had no objections to any of the following:- PA23/00764/B
