Loading document...
==== PAGE 1 ====
23/00764/B Page 1 of 6
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 23/00764/B Applicant : Mannin Cancers Proposal : Erection of Cancer Information and Support Centre with associated parking Site Address : Cancer Support Unit The Nobles Hospital Site Strang Douglas Isle Of Man IM4 4RJ
Director of Planning and Building Control: Miss Jennifer Chance Photo Taken :
Site Visit :
Expected Decision Level :
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 08.09.2023 __
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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
C 2. 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.
C 3. 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.
C 4. The landscaping plan (as amended by condition 3) shall be implemented in the first planting season following the completion of the development.
==== PAGE 2 ====
23/00764/B Page 2 of 6
Reason: To ensure a satisfactory development.
C 5. 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.
C 6. 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.
N 1. FOR YOUR INFORMATION Please be aware that a ban on the installation of fossil fuel heating systems in any new building(s) and or extension(s), will come into force on 1st January 2025.
You therefore are encouraged to ensure that your proposed development includes alternatives to fossil fuel heating systems if you believe that such works will not be completed by that date.
To this end, if you propose an alternative, such as air source or ground source heat pump(s), or any other heating system that would require planning approval, the details of this should be addressed now. This may require you to resubmit your planning application to accommodate the alternative permitted heating system proposed.
N 2. Consideration should be given to the provision 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.
This application has been recommended for approval for the following reason. The proposed development is considered to be acceptable providing a modern well design healthcare building, which would assimilate into the character of the wider hospital area and landscape setting and is considered compliant with Strategic Policies 1 and 2, General Policy 2 and Community Policy 6 of the Strategic Plan 2016 and the land use designation in the Area Plan for the East 2020.
Plans/Drawings/Information;
This decision relates to the following plans and documents, received on 27th June 2023: o Location Plan o Site Plan o Floor Plan o Elevations and Section o Computer Generated Image 1 o Computer Generated Image 2 o Ecology Report o Existing Topographical Survey o Tree Protection Plan o Tree Protection Statement o Proposed Drainage Plan o Proposed Drainage Details o Road Safety Audit o Landscape Master Plan o Landscape Master Plan - Hard Materials
==== PAGE 3 ====
23/00764/B Page 3 of 6
o Planting Plan
and the following additional documents received 31st August 2023: o Proposed Site Plan o Transport Statement __
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 4(2): 17 Eskdale Road and Apartment 5, Kensington Place Apartments and 3 Orry Place. __
Officer’s Report
1.0 THE SITE
1.1 The application site is a parcel of land in front of (to the south) of the main entrance to Nobles Hospital within the hospital grounds.
1.2 The land is currently laid to grass with trees lining its outskirts.
2.0 THE PROPOSAL
2.1 Proposed is a modern, crescent shaped building that is single storey, but which varies in height. It provides for a number of consulting rooms and support spaces.
2.2 A parking area dedicated to the unit provides for 9 parking spaces of which 4 are for disabled persons. The access to the parking area is from the hospital access road, rather than through the main car park.
2.2 The application is accompanied by a topographical survey, a landscape plan, a protected species survey, a tree protection plan and method statement, a drainage plan, a transport assessment and a road safety audit. All documents are viewable on the Government's database which is on-line.
3.0 PLANNING POLICY
3.1 The site is designated as hospital in the Area Plan for the East. Given the nature of the proposed use it is considered that it is compatible with the land-use designation.
3.2 In terms of Strategic Plan policy therefore, General Policy 2 applies. This requires, that the development:
(a) is in accordance with the design brief in the Area Plan where there is such a brief; (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (c) does not affect adversely the character of the surrounding landscape or townscape;
==== PAGE 4 ====
23/00764/B Page 4 of 6
(d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; (e) does not affect adversely public views of the sea; (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; (g) does not affect adversely the amenity of local residents or the character of the locality; (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; (j) can be provided with all necessary services; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption. 3.3 A specific aim of the Strategic Plan is to progress the social well-being of the people of the Island.
3.4 Community Policy 6 permits new community health care facilities provided that they would not result in an over concentration of such uses; would not have an unacceptable effect on the prevailing character or amenity of the area; would be easily accessible; and would not have an unacceptable impact on the local highway network.
3.5 A number of other strategic plan policies are relevant to the proposal including: Strategic Policies 1 and 2 that direct development towards existing towns and villages to make best use of existing infrastructure; policies that seek to protect the environment; ensure no harm to residential amenity; that the needs of highway users are met and development is located sustainably.
3.6 Our Island Plan (2022) Essentially sets out the broad direction and overall ambition and vision for the Island from 2021 - 2026 with core strategic objectives in relation to heath care and its provision.
4.0 PLANNING HISTORY
4.1 All of the planning history of the site pertains to the main hospital.
5.0 CONSULTATIONS
5.1 DOI Highway Services. Full response on-line provided 5.9.23 which culminated in no objection as the proposal raises no significant road safety or highway network efficiency issues. The proposal should accord to Drawing No. 10-02 rev G.
5.2 DEFA Ecosystems. Response from 11.7.23 viewable on-line. In summary the proposed griselinia hedge is non-native invasive plant species and should be replaced with a native species instead. No issues with other planting which mostly mitigates against the loss of the area of modified grassland and 6 trees. Mitigation measures contained in the Manx Wildlife
==== PAGE 5 ====
23/00764/B Page 5 of 6
Trust's Protected Species Survey dated January 2023 include bat and bird boxes but none appear to be proposed and therefore request another condition is secured for 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.
6.0 REPRESENTATIONS
6.1 Representations from Naseem's Brain Tumour Charity; and occupants of 17 Eskdale Road and Apartment 5, Kensington Place Apartments all support the proposal, stating in summary that it would be extremely beneficial for IOM residents with serious illnesses, their families and carers, through the provision of information, advice and support. Having a 'one stop shop' facility close to the hospital offering immediate help, advice and support at a very difficult time would be invaluable. Cancer support for patients on the Isle of Man needs to be broadened. This new centre is an opportunity to bring all the information held closer together and provide great networking opportunities. As well as a base for cancer information, there will be an opportunity to create more awareness of all Cancers and allow charities to advertise their services. It will improve patient pathways and outcomes. It provides a confidential setting and the ability to book meeting rooms.
7.0 ASSESSMENT
7.1 The proposal accords with the land use policy and is compatible with adjacent uses.
7.2 The building is attractive and well-designed befitting its setting.
7.2 Whilst 6 trees are to be removed, a felling licence has already been provided for this and thus it forms no part of this consideration. In any event there is proposed mitigation, in the form of a landscaping plan, albeit a condition needs to be imposed to required an alternative to non-native planting.
7.3 Whilst the Manx Wildlife Survey indicated impact to Wildlife Act species the survey carried out appear to include all land within 500m of the application site. It recognises that the site itself has limited ecological value and impacts are limited, but still recommends bat and bird boxes and a lighting mitigation plan. A lighting plan is a reasonable request, but given the proposed building is single storey and there is a line of trees adjacent and the policy simply seeks no adverse impact it is not considered that a condition preventing commencement until details of bat and bird boxes are submitted and approved. However a note requesting these be considered can be added.
7.4 Any highways concerns have been overcome.
7.5 The development would not hinder the use of the hospital, but rather complement it.
7.5 It should be noted that had the proposal been on behalf of, or by the Department of Health, it would have been Permitted Development and no specific application required for it.
8.0 CONCLUSION
8.1 The proposed development accords with policies contained with the Development Plan with any limited impacts being outweighed by the benefits of the proposal.
9.0 INTERESTED PERSON STATUS
==== PAGE 6 ====
23/00764/B Page 6 of 6
9.1 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.
9.2 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 the Acting Head of Development Management 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 : 08.09.2023
Determining officer
Signed : A MORGAN Abigail Morgan
Acting Head of Development Management
Customer note
This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/ customers and archive records.
Copyright in submitted documents remains with their authors. Request removal