Officer Report

Application No.: 16/00350/B Applicant: Douglas Borough Council Proposal: Erection of a modular building to provide staff welfare facilities (amendment to PA 15/00399/B) Site Address: Ballaughton Nurseries Ballaughton Nurseries Douglas Isle Of Man IM2 1JJ Case Officer : Mr Chris Balmer Expected Decision Level: Officer Delegation

Officer’s Report

1.0 THE SITE - 1.1 The site is Ballaughton Nurseries which is an area of around 4.8 hectares situated between Pinehurst Avenue, Harcroft Meadow and Lheannag Park in the middle of a residential area on the outskirts of Douglas. The site is accessed from the Castletown Road opposite Spring Valley and accommodates greenhouses, polytunnels and sheds along with car parking facilities and a large area of nursery where plants are grown. The nursery is owned and maintained by Douglas Borough Council.

2.0 THE PROPOSAL - 2.1 Proposed is the installation of a welfare building which is a temporary building which has a footprint of 21m by 10m in the form of a cavity walled building. The structure will be 3.3m high and shallow pitched roof. The structure will be alongside the car park and provided for welfare facilities for those working within the site. Three smaller temporary units will be removed as part of the proposal. The outside of the building will be finished in Forticrete concrete masonry with a green and ivory colour painted scheme.

3.0 PLANNING STATUS AND POLICY - 3.1 The site is identified as Nursery Garden on the Douglas Local Plan of 1998. The proposal is compatible with that land use and as such the provisions of General Policy 2 are applicable in this case:

"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:

• 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 space around them;
• c) does not affect adversely the character of the surrounding landscape or townscape;
• 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 adverse 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."

4.0 PLANNING HISTORY - 4.1 The site has been the subject of a number of applications for facilities associated with the nurseries, one of which is considered relevant to the consideration of the current application: - 4.2 Erection of a modular building to provide staff welfare facilities - 15/00399/B - APPROVED

5.0 REPRESENTATIONS - 5.1 Department of Infrastructure Highway Services and Douglas Borough Council indicate that they do not object to the application (31.03.2016 and 22.04.2016 respectively)

6.0 ASSESSMENT 6.1 The proposed structure is hidden from public view and associated with the maintenance of the site for its authorised purpose. It will also replace structures which are less attractive and some in poor repair. The proposal complies with all of the provisions of General Policy 2 and will enhance the use of the site for the benefit of the town. The application is recommended for approval.

7.0 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;
• (d) The Highways Division of the Department; and
• (e) The local authority in whose district the land the subject of the application is situated.

Recommendation Recommended Decision: Permitted Date of Recommendation: 29.04.2016 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. Prior to the occupation of the building hereby approved the external building is required to be painted as shown in drawing 100 E and retained thereafter. Reason: In the interest if visual amenities to the area and the individual building.

This approval relates to drawings reference numbers 01, 02, 10A and 100E received on 23rd March 2016 and 20th April 2016.

I can confirm that this decision has been made by the Interim Director of Planning and Building Control in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date : 13.05.2016 Determining officer

Signed : J CHANCE Jennifer Chance Interim Director of Planning and Building Control

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