8 November 2016 · Planning Committee
Strang Corner Field, Lane From Castleward To Ballamona Hospital, Strang, Douglas, Isle Of Man, IM4 4qs
The proposal involves erecting a varied-form, two-storey building with a prominent central rotunda, curved zinc roofs with solar panels, and finishes including reconstituted stone, render, Western red cedar cladding, and glazing, providing community facilities like healthcare services, a nursery, café, sports hall for …
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The officer concluded the principle of the mixed-use development is acceptable on balance despite land zoning ambiguity (likely hospital but undeveloped and conveyed for community use 16 years ago) an…
General Policy 2
Requires development on zoned land to respect site/surroundings in siting, scale, design, landscaping; not adversely affect landscape/townscape, amenity, highways, or prejudice adjoining land. Officer found proposal complies with (b), (c), (g), (h), (i), (k) due to massing breakdown, public vernacular, minimal neighbour harm, and highway acceptability.
Environment Policy 42
New development must reflect local character, no inappropriate backland or loss of green spaces contributing to amenity. Proposal accepted as improving overgrown 'leftover' site without harming character, using varied public building forms.
Community Policy 2
New community facilities to serve local population, accessible to non-car users, prefer re-use of buildings. Proposal welcomed for local service and public transport access but new-build on greenfield.
Transport Policy 6 - Equal weight for vehicles and pedestrians
Pedestrian needs equal weight. New footpaths and conditioned Braddan Road crossing address this.
Transport Policy 7
Parking per standards. 74 spaces vs 128 required accepted due to staggered demand and overflow.
Strategic Policy 3 - To respect the character of our towns and villages
Protect settlement character, use local materials. Varied palette echoes hospital buildings.
Spatial Policy 5
Design positive contribution, Design Statement required. Bespoke design praised as improvement.
Business Policy 8
Offices in zoned centres or exceptions. Minimal offices acceptable only for Commissioners via condition, not generic use.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Office use restriction
The office space hereby approved and as shown on Drawing P/10-11 Rev C, date-stamped as having been received 23rd May 2016, shall be used by Braddan Parish Commissioners only, and shall not be used by any other party, other than for the purpose of meetings ancillary to the uses within the building hereby approved.
Landscaping scheme
No development shall be commenced until a hard and soft landscaping scheme has been submitted to and approved in writing by the Department. Such a scheme shall include details of all walls, fences, trees, hedgerows and other planting which are to be retained; details of all new walls, fences and other boundary treatment and finished ground levels; a planting specification to include numbers, size, species and positions of all new trees and shrubs, the location of grassed areas details of the hard surface treatment of the open parts of the site, and a programme of implementation. All hard and soft landscaping works shall be carried out in accordance with the approved details. The works shall be carried out prior to the occupation of any part of the development or in accordance with the programme agreed in writing with the Department. Any trees or plants indicated on the approved scheme which, within a period of five years from the date of planting, die, are removed or become seriously damaged or diseased shall be replaced during the next planting season with other trees or plants of a species and size to be first approved in writing by the Department. All hard landscape works shall be permanently retained in accordance with the approved details.
Pedestrian crossing
Prior to the building hereby approved coming into use, details of the siting and design of a pedestrian crossing on Braddan Road, Strang shall be submitted to and agreed in writing with the Department. The installation of the pedestrian crossing shall be carried out in accordance with the approved details. The pedestrian crossing shall be installed and ready to use prior to the building hereby approved coming into use.
Materials samples
Prior to the building hereby approved coming into use, samples of the materials and colours of those materials shall be submitted to and approved in writing by the Department.
No objection, access adequate, traffic acceptable outside peaks, request pedestrian crossing condition
Supports as field conveyed for village green/centre, benefits hospital staff/families, reciprocal parking with Palatine Centre
No objection
No objection, requirements on foul connection and surface water attenuation
Highway Services Division does not oppose subject to a condition for a pedestrian crossing; Manx Utilities objects due to high voltage cable conflict; Braddan Parish Commissioners and Department of Health and Social Care support the application.
Key concern: Proposed building position over high voltage cable
Department of Infrastructure (DOI) - Highways Division
Conditional No ObjectionHighway Services does not oppose this application subject to the following condition:; Do not oppose with condition/comment; DNOC on 14/10/16
Conditions requested: Prior to occupation of the building a pedestrian crossing facility is to be provided on Braddan Road in accordance with a plan to be approved by the planning authority.
Braddan Parish Commissioners
No ObjectionIt was unanimously resolved that the Commissioners had no objections to the following Planning Applications: - 16/00601/B
Department of Health and Social Care
SupportThe Department fully supports this proposal without reservation.; I write in support of the planning application
Manx Utilities
ObjectionWe object to the proposed position of the multipurpose Community centre which will be over this cable.; We require that the applicant contacts our Network Operations Department... to discuss working practices around cables which may be required to be diverted
Manx Utilities
No CommentPlease can I request that a decision on this application be deferred until our operations team can assess the proposals in detail.
