19 September 2017 · Planning Committee
Strang Corner Field, Lane From Castleward To Ballamona Hospital, Strang, Douglas, Isle Of Man, IM4 4qs
The proposal involves erecting a 3025sqm multipurpose community centre on an open, overgrown field at Strang Corner Field, Strang, Douglas, incorporating Braddan Commissioners' offices, sports hall, nursery, soft play, café, gym, pharmacy, optician, dental practice, and function room, with 73 car parking spaces and lan…
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The officer concluded that differences from the extant approval PA 16/00601/B—amended footprint, exterior design, 172sqm floorspace reduction, narrower sports hall, internal layout changes, and adjust…
General Policy 2
Sets general development criteria for land zoned for development. Site likely within 'Ballamona Hospital' zoning on Braddan Local Plan, reasonable for development; proposal meets criteria given local need, community hub nature, and absence of residential/employment designation.
Strategic Policy 3 - To respect the character of our towns and villages
Provides assessment point alongside others; officer applied to evaluate overall strategic fit.
Spatial Policy 5
Provides assessment point; supports community facilities in suitable locations.
Community Policy 2
Relevant to community hub proposal meeting defined local needs.
Environment Policy 42
Applied to landscaping and setting; conditioned to ensure appropriate landscape provision.
Business Policy 8
Supports minor commercial elements within community hub.
Transport Policy 6 - Equal weight for vehicles and pedestrians
Traffic Statement covers requirements; no objection from highways.
Transport Policy 7
Supports pedestrian access improvements via conditioned crossing.
Transport Policy 8
Requires Transport Assessment for major development; Traffic Statement suffices given prior approval and no objection.
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.
Restricted office use
Other than the 'Function / Meeting Room', the office space hereby approved and as shown on Drawing P/10-11 Rev D (date-stamped as having been received 3rd August 2017), shall be used by Braddan Parish Commissioners only, and shall not be offered for use by any other party. Reason: The Commissioners' offices approved are acceptable in this out-of-town location only because they would be used in association with the wider community hub proposed in the application. Any other use of these offices will need fresh consideration.
Function room not permanent office
The 'Function / Meeting Room' shall not be used as permanent office space. Reason: The Commissioners' offices approved are acceptable in this out-of-town location only because they would be used in association with the wider community hub proposed in the application. The 'Function / Meeting Room' offers one such community use. Any permanent use of this space by a third party will need fresh consideration.
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. Reason: To ensure the provision of an appropriate landscape setting to the development.
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. Reason: To ensure safe pedestrian access to the site.
Materials approval
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. Reason: In the interest of ensuring an appropriate design for the building.
no objection; revisions from value engineering acceptable based on prior approval 16/00601/B; same highways condition as previous
no objection
Braddan Parish Commissioners have no objections to the application. Department of Infrastructure (DOI) Highways Division do not oppose subject to attaching the same highways condition as the previous approval.
Braddan Parish Commissioners
No ObjectionIt was unanimously resolved that the Commissioners had no objections to any of the following Planning Applications:-; PA17/00829 - Braddan Parish Commissioners - Amendments to and relocation of approved multipurpose Community Centre incorporating Braddan Commissioners' offices/HQ with associated car parking and landscaping (PA16/00601/B - Strang Corner Field, The Strang, Braddan - AMENDED PLANS.
Department of Infrastructure (DOI) Highways Division
Conditional No ObjectionDo not oppose with condition/comment; DNOC on 05.09.2017; The proposals are as a result of a value engineering exercise whereby there have been reductions in internal floor sizes, a reduction in the sports hall seating capacity and general reorganisation.; Based on the fact that the previous application 16/00601/B was approved, the revised proposals are considered acceptable.
Conditions requested: Please attach the same highways condition to this latest consnet.
