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16/00115/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 16/00115/B Applicant : Department Of Home Affairs Proposal : Conversion of station to a fire and rescue station with erection of a single storey extension to side elevation, provision of additional car parking, installation of an emergency generator to rear of building and access alterations Site Address : Ambulance Station Southlands Castletown Road Isle of Man IM9 6BD
Case Officer : Miss S E Corlett Photo Taken : 18.02.2016 Site Visit : 18.02.2016 Expected Decision Level : Officer Delegation
Officer’s Report
THE SITE 1.1 The site is the curtilage of the Rushen Ambulance Station which sits alongside the Southlands Elderly Persons Housing Complex, doctor's surgery and associated facilities, all situated on the north western side of the Four Roads roundabout. The ambulance station site has an access directly onto Castletown Road and parking spaces directly in front of the station building. The building is 12m by 11m, has two storeys of accommodation with large vehicular doors facing the access road (east) and otherwise a residential feel to the structure, with upper level windows and a tiled roof above rendered walling.
1.2 The site has available to it around 8 parking spaces within the site which are separated from the road by a grassed area around 12m long.
THE PROPOSAL 2.1 Proposed is the conversion of the building to be used as a fire station along with an extension to the southern elevation. The change of use would not require planning approval as both ambulance and fire services are considered to fall within the same class of use. The physical changes to the building do require planning approval.
2.2 The extension will add 6.5m to the length of the building across its full width and in single storey form with finish materials to match the existing. At the other end of the building a training platform is also proposed at first floor level. This overhangs the parking spaces on the site at the rear, associated with the doctor's surgery.
2.3 Additional car parking spaces are being proposed - up to 16 by the removal of the grassed area and its replacement with tarmacadam with a triangular strip remaining with trees within it. These trees are not currently on site, and are proposed to be Norway Maple, Small Leafed Lime, Silver Birch and Swedish Whitebeam all staked and protected.
PLANNING STATUS 3.1 The site is identified on the Area Plan for the South adopted in 2013 as Buildings or Land for Civic, Cultural or Other use including a General Practice. The Plan makes reference to fire services as follows:
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16/00115/B
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"8.17.1 There are no firm proposals for development associated with the police or fire services, community health care facilities, hospitals, places of worship or community centres. A proposal to develop new facilities associated with these services/activities would be considered against the policies contained within the Isle of Man Strategic Plan".
3.2 The Strategic Plan General Policy 2 sets out general standards of development as follows:
Paragraph 8.12.1 states "As a general policy, in built up areas not controlled by Conservation Area or Registered Building policies, there will be a general presumption in favour of extensions to existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general."
General Policy 2 states: "Development which is in accordance with the land use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:
b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the space around them; c) does not affect adversely the character of the surrounding landscape or townscape; 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 adverse effect on road safety or traffic flows on the local highways; m) takes account of community and personal safety and security in the design of buildings and the spaces around them."
REPRESENTATIONS 4.1 Department of Infrastructure Highway Services indicate that if the application is to be approved the following conditions should be attached:
Prior to any construction the access shown on drawing no 1537 05 rev A date stamped 04/02/16 shall be constructed and the visibility splays shall remain unobstructed at a height of 0.9m thereafter. Reason: In the interest of highway safety.
Prior to the occupation of the extension the car parking and manoeuvring areas shall be provided and remain free from obstruction thereafter. Reason: To ensure that adequate car parking is provided in the interest of highway safety.
4.2 They also note that parking space 7 is below standard size requirements and should be deleted (09.02.16).
4.2 Port St. Mary Commissioners indicate that they do not oppose the application (01.03.16).
PLANNING HISTORY 5.1 The ambulance station was approved along with the elderly persons' accommodation under PA 00/01023/B.
ASSESSMENT 6.1 The issues in this case are whether the proposed extension and additional car parking would have any adverse impact on the appearance and character of the building itself, the streetscene more generally and whether there is any adverse impact on the living conditions of those in adjacent residential property, particularly Thornhill to the west. Finally, it is important to consider whether the proposal is adequately served in terms of car parking and access.
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16/00115/B
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Visual impact 6.2 The extension is well designed and finished and its appearance and massing will not have any significant impact on the appearance of the building or the streetscene. The extension will arguably improve its appearance. Whilst the plans show the introduction of new trees at the front of the site, Department of Environment, Food and Agriculture Forestry have indicated that there is insufficient space for trees to properly grow here.
Impact on Thornhill 6.3 Thornhill is a sizeable dormer bungalow which sits to the west of the application site and it positioned further from the mutual boundary than is the existing and extended building and there is a detached garage situated between the house and the boundary. The boundary between the two sites is a relatively low stone wall which allows a certain degree of inter-visibility between the two sites. It is not considered, given the boundary treatment, position of the garage and the generally open aspect between the two properties, that the proposed extension or the car parking area will have any adverse impact on the living conditions of those in Thornhill.
6.4 The introduction of the rear raised platform will allow an opportunity for overlooking of the rear garden of Thornhill. However, there are already first floor windows overlooking the rear garden and it is not considered that the raised platform, which is to be used for training purposes, will have any additional impact on the amenities of those in the adjacent property. The rear garden is currently easily visible from the doctor's surgery car parking area.
Car parking 6.4 The Strategic Plan does not provide a particular standard for fire or ambulance services. As such, it is appropriate to consider how many car parking spaces would be likely to be generally required for the proposed use and in this case the proposed extension is to provide storage facilities for breathing apparatus, lockers, a drying and store room. These facilities in themselves are not likely to generate a need for additional parking. No changes are proposed to the remainder of the building.
6.5 As such, the proposed works are unlikely to result in a significant increase in the number of parking spaces required but the scheme doubles the amount of car parking within the site and as such is considered to be acceptable.
6.6 The proposal is considered to be acceptable and as such is recommended for approval. A condition should be attached to require the introduction of shrubs at the front of the site in lieu of the trees as shown.
PARTY STATUS 7.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons: (a) The applicant, or if there is one, the applicant's agent; (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested; (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material, in this case Department of Infrastructure Highway Services and (e) The local authority in whose district the land the subject of the application is situated.
With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.
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16/00115/B
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Recommendation
Recommended Decision:
Permitted Date of Recommendation: 04.03.2016
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 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 or the occupation of the dwellings, whichever is the sooner. Any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species.
REASON: the landscaping of the site is an integral part of the scheme and must be implemented as approved.
C 3. Prior to any construction the access shown on drawing no 1537 05 rev A date stamped 04/02/16 shall be constructed and the visibility splays shall remain unobstructed at a height of 0.9m thereafter.
Reason: In the interest of highway safety.
C 4. Prior to the occupation of the extension the car parking and manoeuvring areas shall be provided and remain free from obstruction thereafter.
Reason: To ensure that adequate car parking is provided in the interest of highway safety.
C 5. Notwithstanding the planting shown to be introduced at the front of the site, there must be shrubs planted at the southern end of the site in accordance with a plan to be submitted prior to the commencement of works.
REASON: the trees shown on the approved plans are unlikely to survive given the limited soil area available to them.
This decision relates to drawings 01, 02, 03, 04, 05A, 06, 07, 08, 09, 10, 11, 12, 13, 14, 16 and 1537/15 all received on 4th February, 2016.
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16/00115/B
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I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted
Date : 07.03.2016 Determining officer
Signed : J CHANCE
Jennifer Chance
Head of Development Management
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