Loading document...
==== PAGE 1 ====
17/00829/B Page 1 of 14
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 17/00829/B Applicant : Braddan Parish Commissioners Proposal : Erection of multipurpose Community Centre incorporating Braddan Commissioners offices / headquarters with associated car parking and landscaping (comprising amendments to PA 16/00601/B) Site Address : Strang Corner Field Strang Douglas Isle Of Man
Case Officer : Mr Edmond Riley Photo Taken :
Site Visit :
Expected Decision Level : Planning Committee
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 11.09.2017 __
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. 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.
C 3. 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.
C 4. 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
==== PAGE 2 ====
17/00829/B Page 2 of 14
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.
C 5. 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.
C 6. 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.
Plans/Drawings/Information;
The development hereby approved relates to Drawings P/10-103, P/10-102, P/10-100B, P/10- 101B, P/10-10D, P/10-11D, P/10-12D, P/11-01C, P/12-01B, P/12-02, P/12-03, P/12-04, and to the Traffic Statement and the Design Statement, all date-stamped as having been received 3rd August 2017.
__
Interested Person Status - Additional Persons
It is recommended that the following persons should be given Interested Person Status as they are 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 6(4):
The owner / occupier of 1 Ballaoates Road, Strang, whose dwelling is situated adjacent to the application site, albeit on the other side of the highway. __
Officer’s Report
THIS APPLICATION IS BROUGHT BEFORE THE PLANNING COMMITTEE DUE TO THE NATURE AND SCALE OF THE DEVELOPMENT PROPOSED.
==== PAGE 3 ====
17/00829/B Page 3 of 14
0.0 PREAMBLE
0.1 Some members of the Committee will recall assessing and approving a similar scheme to that now the subject of this current application / officer report. The fundamentals of that approval have not been altered, and therefore much of this report is not different from that presented to members prior to their meeting of 31st October 2016.
0.2 The development proposed has altered on the basis of a detailed cost-saving and value- engineering exercise, and, in brief, comprises the following alterations to the scheme with extant approval:
o An amended footprint and exterior design, but with an identical material specification; o A reduction in floorspace of 172sqm; o A reduction in the sports hall's width and seating capacity of 1.13m and 160 seats respectively, which would include a retractable area of seating to provide additional space for those people with disabilities; o An amended internal layout of the uses, and o Slightly amended landscaping, with an evergreen hedge shown at the western corner and adjacent to the residential dwelling at 1 Ballaoates Road.
1.0 THE APPLICATION SITE 1.1 The application site is an irregularly shaped parcel of land located to the east of the mini roundabout located at the Strang Crossroads, and known as The Strang Corner Field. The site is open and undeveloped and is somewhat overgrown. The site is almost entirely visible from the highway, which rises up from the highway but also seems to dip slightly to the east, giving the impression of it being rather larger than it actually is - this impression is added to by the buildings to the northeast and east not being fully visible from the highway due to this sloping topography. A survey drawing submitted with the application shows a 10m difference between the highest (the eastern corner) and lowest (the northwest corner) points on the site.
1.2 To the immediate west the site abuts the Braddan Road for a length of roughly 235m; to the northwest, it abuts the Ballaoates Road for a length of roughly 50m. At the north is the sole residential development immediately adjacent the site in the form of the detached Harold Cottage. To the northeast, east and southeast are hospital- and healthcare-related buildings: clockwise, there is a GP surgery (the Palatine Health Centre), and the Newlands medical ward just to the east of this, the Ballamona Farmhouse complex that provides care for adults with learning disabilities as well as the Department of Health and Social Care's Estates Division, and finally to the southeast lies the Mwyllin Doo Aah residential accommodation for hospital staff. The buildings are almost entirely two storeys - or equivalent - in height and are finished in a variety of different materials (render, stone, steel frames), reflecting their construction period and original use.
1.3 Across the Ballaoates and Braddan Roads are residential dwellings in the form of a fairly modern estate to the west (Strang Close) and older, more traditional properties to the northwest.
1.4 Boundary treatment is varied: to Braddan Road there is a stone retaining wall topped with metal railings - broken roughly halfway along its length by a bus stop - and this continues around onto the Ballaoates Road before it ends at Harold Cottage. A footpath immediately abuts the southeastern boundary, and this is heavily vegetated on both sides for a short stretch but to the southeastern side (and therefore outside the side) for much of its length. Otherwise, the car park and buildings described above form the boundaries to the site.
2.0 DESCRIPTION OF THE APPLICATION 2.1 Full planning approval is sought for the erection of a multi-purpose building to provide some 3025sqm of floorspace for community facilities, comprising (in no order): a dispensing
==== PAGE 4 ====
17/00829/B Page 4 of 14
and retail pharmacy; a dispensing and retail optician practice; a dental practice; a children's nursery unit; a soft play facility; a café / restaurant; a multi-purpose / community hall, and a gym / yoga and pilates studio. The building, which would be situated lengthways along a northwest-southeast axis, has a varied form based around a largely two-storey massing, but some elements are larger - with a prominent cylindrical rotunda central to the building being perhaps the dominant feature - and others are smaller.
2.2 The form of the building is not straightforward to describe given its varied form, massing and finishes, and also given that it is partly set into the landscape in some places and not in others. The only consistent feature across the whole building is the use of curved, overhanging roofs finished in zinc with photovoltaic solar panels, but these are set at different heights, angles and levels, and consequently collectively give something of a 'wave' effect across the building's diverse form. This design ethos is perhaps less clearly defined on the amended scheme the subject of this application.
2.3 Spreading out from the central rotunda are two distinct elements, providing two distinct kinds of use. To the northwest will be significantly the largest element of the building: this will provide four indoor sports pitches along with a viewing area, changing rooms, a café, and the nursery unit. This part of the building will be finished in a variety of reconstituted stone, self- coloured render (a cream or buff colour) and Western red cedar, positioned vertically.
2.4 Beyond this to the northwest is a single storey element, with a curved overhanging roof. This would provide a children's nursery complete with various activity rooms, staffrooms and bathrooms. It would be finished in a self-coloured, royal blue and light green renders, which it is understood reflect the Braddan Commissioners' corporate colours. Beyond this, to the southwest, is a secure outdoor play area roughly half the size of the nursery footprint.
2.5 The rotunda itself, the tallest element of the proposed building, would provide a soft play area at ground floor and a function / meeting room on the floor above. The function / meeting room would provide the Commissioners' boardroom, and would also provide a facility for events such as conferences, lectures, public meetings and weddings. This would connect into the corridor serving the plant room, gym and yoga / pilates studio on the first floor. Beneath this is the largely open plan area that would have a large curved elevation that faces out over the open land to the west, and would provide for a café and its associated seating area. The rotunda would be clad in vertical Western cedar timber, with vertical and clerestory glazing is proposed.
2.6 Extending southeast from the rotunda, and forming the smaller of the two extensions from the rotunda, is a part-two-storey element that more or less rectangular in plan form. This would provide for a pharmacy and optician as well as a pair of therapy rooms at ground floor, while the second floor element would provide for a dental surgery and new office space for the Commissioners. This part of the building would be finished in the largest variety of finishes: large glazed areas, stone, self-coloured render (blues and the buff / cream mentioned above) and also Western cedar cladding.
2.7 Access to the sports hall 'out of hours' will be possible as a separate entrance door is shown through the nursery entrance porch, while access from this wing of the building to the remainder can be prevented via the locking of a single door. The badminton courts can provide for international standard matches, while the hall itself can also provide for national standard basketball matches.
2.8 The agent explained in a statement submitted with the previous application that that the scheme is has been strongly informed by a public consultation exercise, which yielded some 619 responses, with a view to ascertaining opinions on existing and desired service provision in the district.
==== PAGE 5 ====
17/00829/B Page 5 of 14
2.9 The application has been furnished with a Traffic Statement and also a Design Statement, but not with the Planning Policy and Substantiation Report submitted with the previous application.
2.10 In the Design Statement, the architect explains that the building has been designed in order to reduce its massing to a minimal level, and is broadly arranged around its various internal functions, with the rotunda intended to provide the central focal point around which internal circulation and reception functions will operate. It has previously been explained as well that the intention is to provide something of an architectural statement in a muted form, though this has not been stated within the application's particulars.
2.11 In terms of the land surrounding the building, in the first instance access would be provided off the existing estate road within the Nobles Hospital complex. The access road to the building would become a landscaped car park broken up with tree planting, providing some 73 spaces to the building's eastern side (one fewer than that proposed last year). This would be more or less hidden from view from the highways to the west and north by the existing and proposed buildings.
2.12 Beyond the building to its southwestern side are four separate hardstanding areas: a nursery play area off the proposed nursery that would be fully secure; a pair of play areas for 8-12 and 4-8 year olds respectively, and between the latter and the internal café seating area would be an external seating area for the café. In and amongst these areas of hardstanding would be grass banking that would more or less respect the existing topography of the site - between the two age-specific play areas a short set of access steps is required, indicating the difference in level between the two (the area for the younger children is roughly 500mm higher).
2.13 Between the nursery and the garden associated with Harold Cottage would be a Sensory Garden Area, and where heavy planting is shown. The building the subject of this application is slightly further away and has less mass facing Harold Cottage. There is also, due south of the building and west of the Palatine Health Centre, proposed a 'Braddan Community Green Area', designed to accommodate community events and possibly to include a marquee on occasion. Almost all the remainder of the land is to be landscaped but left open for general amenity: within this area is a selection of footpaths, which would occasionally break through the existing wall fronting Braddan Road to provide additional pedestrian access. One specific section of these footpaths is exactly 500m in length, designed to provide a useful benchmark for those wishing to exercise. A number of trees, to include specimen (i.e. semi-mature) trees, are shown surrounding the building, car park and sensory garden - some specimen trees are also shown to the far northwest of the site, lining the footpath at the point it joins the Braddan Road pavement, but otherwise the remainder of the site is to be kept open.
3.0 PLANNING HISTORY 3.1 There are two applications considered to be relevant to the assessment of the current application, one very highly relevant - the latter being 16/00601/B already referred to. Because the assessment into that application running to in excess of forty paragraphs, along with four Conditions and two Notes, it is not considered to be appropriate to include all this text here. However, members are requested to read the case officer's assessment for their information since the test in the case of this application will be the extent to which the differences in this application relative to that of 2016 merit a different decision being reached.
3.2 That said, the minutes from the meeting at which the Committee approved that application are worth noting here:
"The case officer reported on the matter and summarised the key issues as set out in the report.
==== PAGE 6 ====
17/00829/B Page 6 of 14
"The Highway Authority representative reported that it had noted the concerns with regard to the parking provision, but that it was of the opinion that the uses contained within the building, and therefore the need for such parking provision, would not all be occurring at the same time and therefore the provision was adequate. It was further noted that the Palatine Health Clinic, is owned and operated by the Hospital Authority and so the existing parking provision would also be able to be employed should the need arise. She reported that a masterplan for the Noble's Hospital site was currently being drawn up. It was acknowledged that that the proposal would result in changes to traffic movement in the area, but the Authority was confident that the existing road network was adequate.
"Mrs Tomlinson, an objector and owner and occupier of 1 Ballaoates Road, spoke against the proposal. The points raised were as follows:-
o Detrimental impact with regard to traffic movement, access to their property, and visual impact o The parking to the rear could establish an access at Ballacottier Road, adjacent to her property o Concerns regarding the increase in traffic flow o Visual impairment from her property o Objected to the design - felt it did not fit with the existing properties o Landscaping - requested the hedge to the rear of her property be extended in order to provide better screening o Concerned the increase in traffic would impact on the safety of her daughter
"Following a query from the Members, Mr Riley indicated Mrs Tomlinson's property by reference to the location plan which formed part of the visual presentation.
"Mr Kay, on behalf of Kay Associates, the agent, spoke in support of the proposal. The points raised were as follows:-
o The proposals reflect the culmination of several years' work by Braddan Parish Commissioners, including independent market research, public consultation and public presentations, to determine the type and extent of facilities required by the residents of Braddan o The proposals are designed to reflect the differing elements of accommodation required, with split floor levels making use of the natural contours of the site to minimise the height and visual impact of the larger volumes of the building o This use of levels also provides opportunities for views between the differing uses internally, providing viewing into the sports hall from the café, from the café to the soft play area, and the commissioners offices and yoga/Pilates studios into the central hub and café o The building is also designed with the single-storey accommodation of the nursery unit at the North end of the site, masking the height of the sports hall when viewed from Harold Cottage and the properties on the Ballaoates Road from the north. The differing elements of the rest of the accommodation being unified under a series of curved roofs which collectively form a "wave" when viewed from the west and south o The proposals are situated to the eastern portion of the site, the western elevation being in line with the elevation of the adjacent Palatine GP Surgery creating a common building line for development on the Strang Corner Field site o The western portion of the site has been maintained as an open space, providing a "Village Green", allowing a variety of uses such as external seating to the café, multi-age play areas, a sensory garden, an exercise pathway of exactly 500m in length to encourage formal exercise, and a level plateau area for marquees for community events such as Parish Days or Village Fete's o The application is served by new car parking to the east of the site, which is accessed from the adjacent Noble's Hospital internal road network, the access to and from which has been agreed with the DHSC. The proposals include for 74 new car parking spaces, which is
==== PAGE 7 ====
17/00829/B Page 7 of 14
below the 128 required by the calculations under the Strategic Plan. However, the Strategic Plan takes no account of the varied hours of operation of the differing uses within such a mixed-use development. For example, the peak hours of operation of the sports hall will be between 5pm and 10pm, whereas the nursery unit, commissioner's offices, soft play area, pharmacy and opticians are likely to be closed during these periods. Therefore, there is a reduction in the required parking to take account of this variation in peak operating times o Braddan Commissioners also have agreement with the DHSC for access to the 56 parking spaces of the adjacent Palatine GP Surgery, which does not operate after 5pm, thereby providing flexibility for the management of peak parking requirements. New footpath links are provided from the GP Surgery, and from the Strang Corner Road junction, as well as from a position adjacent to the bus stop on Braddan Road via a pathway which is also suitable for disabled access o The proposals create a focal point and provide much needed facilities for residents of the Parish, whilst also being of benefit to the staff and visitors to the Noble's Hospital site. The location of the proposals next to Palatine GP Surgery forms a comprehensive hub for healthcare, healthy living and entertainment for the Parish.
"Mr Riley reported that the landscaping scheme proposed by condition 3 could be strengthened in order to lessen the visual impact of the proposal on 1 Ballaoates Road. The Chairman enquired if the objector could be involved in the process. Mr Riley reported that the objector could be kept informed, and involved in discussions regarding the landscaping to the site, but could not take part in the decision-making process.
"The Highway Authority representative further reported that there would be a change in traffic pattern, but it is a public road network which is capable of sustaining the traffic flow. There are existing issues with Strang Road, but a scheme is currently under development to address these. There is no new access proposed onto Ballaoates Road. The Authority appreciated the residents' concern regarding the potential increase and change of traffic pattern on the Ballaoates Road but felt that it was acceptable from a highway safety point of view. Ms Reid stated that the residents were free to contact the Authority with their concerns at any time.
"The Chairman enquired when this scheme referred to by Ms Reid could be brought in. Ms Reid reported that the scheme was not yet complete.
"Mr Young enquired if there were pavements on Ballaoates Road. Mr Riley confirmed that there are.
"Mr Gilbey made comment that he recognised that design was a subjective matter, but he personally felt that such a public building should have a more dignified design. He did not support the proposal.
"Mr Riley agreed that design was a subjective matter and reported that there is no clear guidance in planning policy regarding the design of public sector buildings. He felt that it would be extremely difficult to reflect the disparate styles of the nearby buildings, and that in this case, a standalone design such as that submitted was a more appropriate approach.
"Mr Kermode supported the proposal.
"Mr Cottier made comment that he liked the design of the building, but he had reservation regarding the strident colour palette as presented in the submitted details. Following discussion it was agreed that a further condition be applied requiring that samples of the proposed external finishes be submitted and approved by the Department prior to the commencement of any works.
"Mr Cottier enquired regarding the route from the nursery area to the soft play area. Mr Riley confirmed that one could be accessed from the other either through the sports hall or via the
==== PAGE 8 ====
17/00829/B Page 8 of 14
exterior of the building. Mr Cottier made further comment regarding this disjunction of facilities.
"Mrs Comish made comment that 3D renderings do not always reflect the true appearance of a building. While she understood the neighbours' concerns, she felt the facilities were much needed in the area and hoped that they will be used.
"Mrs Hendy made comment that she felt the mixed use of the land is justified, and she appreciated that there had been prior consultation regarding the proposal. She also made comment that she personally liked the design, and felt that it linked to the design on Noble's Hospital nearby. She also felt that the proposed landscaping condition was suitable.
"Mr Young noted that the use had been agreed between Departments, and the Commissioners had been using the site for a long time. He also liked the proposed design. He understood the neighbours' concerns with regard to the traffic and would like to encourage the Highway Authority to address the traffic problems on Strang Road.
"The Chairman noted that design was a subjective matter, but stated that he also liked the proposed design. This was a much-needed facility and the project had been well-researched. It was a far-sighted approach by the Commissioners. He expressed sympathy for Mr and Mrs Tomlinson, and would support their involvement in the landscape design process. He expressed his agreement with the Highway Authority regarding traffic usage and parking provision, but further noted that there needs to be assurances given regarding the ongoing continuity of such parking provision.
"Mr Riley reported that given the mixed uses and the demonstrable need for the same, it was very unlikely that the whole building would be in use at any one time. He also noted that control of some of the parking provision nearby was outside the full control of the Applicant and so was not taken into consideration in his report.
"Mr Balmer advised that it cannot be required by a planning condition that the neighbours be consulted with regard to the landscaping scheme, but they can be kept informed.
"The Highway Authority representative considered the impact of the proposed facility on the existing hospital car parking provision. She noted that the DHSC and the local authority would have to work together closely.
"Mr Young enquired if a note could be added that Strang Road / Ballaoates Road be looked at by the Highway Authority.
"The Chairman enquired if condition 2 would preclude community groups from using the Commissioners' offices. Mr Riley reported that it would depend on the nature and level of usage. There is no definition of "community usage" in planning legislation.
"The Members discussed the matter of "community usage". Mr Riley and Mr Balmer advised that community groups may use the office accommodation in conjunction with the Commissioners. Use of the offices by parties other than the Commissioners did not form part of the application.
"Following discussion, it was also decided that condition 2 be amended so that it was not overly restrictive."
3.3 It is also helpful to note four of the conditions:
"C 2.
==== PAGE 9 ====
17/00829/B Page 9 of 14
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 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.
"C 3. "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.
"C 4. "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.
"C 5. "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."
3.4 The other application of material relevance is PA 16/01252/B, which sought and gained approval for a multi-use social care development for adults with learning difficulties. This was just to the north of the current application site. The current application includes a drawing showing how the buildings approved under that scheme would relate, in terms of the wider layout of the area, to those proposed here.
3.5 In addition, and unsurprisingly, the application site has been included within much larger application sites that related to the development and alteration of the Nobles Hospital facility. Most of these applications are from 15-20 years ago and none appear to have proposed specific development within the land that is the subject of the current application. The most recent applications have related to the creation of the Palatine Health Centre (PAs 06/01672/A and 07/01960/REM), and also its subsequent extension (15/01319/B) - these latter two applications are the only ones submitted since the adoption of the Strategic Plan, although
==== PAGE 10 ====
17/00829/B Page 10 of 14
it is to be noted that the Braddan Local Plan has not changed since the hospital site was approved and developed.
4.0 THE DEVELOPMENT PLAN 4.1 The site would appear to fall within an area zoned as 'Ballamona Hospital' on the Braddan Local Plan. The zoning lines are not particularly clear and the field itself has the word 'Strang' written on it, alongside the number 4 (which is a residential zoning), but it is likely that both of these refer to the village of Strang situated to the north, west and south of this word / number rather than anything else. In either case, though, it is considered reasonable to conclude that the land is zoned for development of some kind.
4.2 Reference to the Town and Country Planning (Permitted Development) (Government Owned Land) Order 2012 does not help clarify this particular matter as the Hospital site defined on that Order extends westwards to match the eastern boundary of the current application site without overlapping the application site to any meaningful degree. It is helpful to note that the landowner, and applicant, and partial end-user of the site, is Braddan Commissioners. One of the representations received in respect of the application (see Section 5, below) states that the field was conveyed by the Department of Health and Social Care to the Commissioners about 16 years ago, with the understanding it be used as a village green with an associated village centre erected thereon. It is also worth noting that the site has not been identified for residential use in any Planning Policy document, and nor does it appear to have formed a part of an Employment Land Assessment.
4.3 The site has not been put forward for any particular use in the recent past. If the site were promoted for any particular purpose in the Area Plan for the East, it seems reasonable to assume that the landowners - who as noted are the current applicants - would promote it for a use not at all dissimilar (indeed, quite possibly identical) to that the subject of this application. Whether or not such a mixed use scheme would find favour in the Area Plan process is, of course, a matter for speculation - but the intention of the proposal to meet a defined local need, and on some levels strategic and national needs, is such that it is likely such a scheme as proposed would not immediately be discounted as being fundamentally inappropriate for the site.
4.4 In view of the above, it is considered appropriate to assess the application against General Policy 2 of the Strategic Plan, which sets out general development criteria to be met in applications for development on land zoned for it. Strategic Policies 3 and 5, Community Policy 2, Environment Policy 42, Business Policy 8 and Transport Policies 6 and 7 also provide important assessment points.
4.5 Transport Policy 8 requires that applications for major development require the submission of a Transport Assessment; the matters requiring to be covered in a TA were perhaps covered in the Traffic Statement submitted with the application.
4.6 Similarly, Appendix 5 of the Strategic Plan indicates that an Environmental Impact Assessment (EIA) might be required for a development of this type. However, the sort of issues raised by the proposal that would ordinarily require definition and assessment in an EIA
5.0 REPRESENTATIONS 5.1 Highway Services of the Department of Infrastructure offered no objection to the application on 5th September 2017, noting as follows:
==== PAGE 11 ====
17/00829/B Page 11 of 14
"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. Please attach the same highways condition to this latest consent."
It is worth noting that Highway Services offered no objection to the previous application.
5.2 Braddan Parish Commissioners, who it should be remembered are the applicants, offered no objection to the application in comments received 21st August 2017.
5.5 The possible owner / occupier of 1 Ballaoates Road did not comment on this application.
6.0 ASSESSMENT 6.1 The differences between this application and that for which extant approval exists are not significant. The architect has, it is considered, successfully managed to keep much of the design ethos without sacrificing significant design or aesthetic quality.
6.2 It is also considered that the effect of the building on neighbouring residential amenity will be an improvement over that previously approved. Its impact in respect of Harold Cottage will be improved by the narrowing of the side elevation facing northwards, and even if the building itself will be further north it will be further away from Harold Cottage. The reduction in width is judged the more important point in concluding that the overall effect will be a slight improvement.
6.3 The scheme will clearly have an improved effect with respect to 1 Ballaoates Road, alongside which evergreen hedging is proposed to provide some welcome screening between the site and that dwelling in a manner that, presumably, reflects the wishes of that dwelling's owner.
6.4 The alterations to / rearrangement of the floorspace and uses internally have not resulted in either new or amended uses, with one exception. The meeting / function room will extend the building's use to public meetings, conferences, lectures and wedding. The agent has clarified as follows:
"From the discussions with the commissioners the room would be used as the place for the monthly commissioners meetings which allow public attendance. They also see it being available for hire for the parishioners of Braddan for public functions which could encompass individuals hiring it for functions, community groups hiring it for conferences / meetings / events, the possibility of its use for civil wedding ceremonies, hiring by the hospital for one-off training sessions or meetings.
"The space would be a multi-function space with the ability to be used as such. Many church / village halls function in just this way and as such I am not sure that there are any specific conditions that would need to be placed on it other than maybe noting that it cannot be used as permanent office space."
6.5 The point of the agent regarding the use of the building for these purposes as being related to similar uses at other Local Authority office buildings is accepted. This use would unlikely be acceptable in its own right but, in association with the other uses and general community nature of the development proposed, it is considered that this use is unobjectionable. A condition as set out by the agent would be appropriate.
7.0 CONCLUSION
==== PAGE 12 ====
17/00829/B Page 12 of 14
7.1 The main difference between this application and that for which extant approval exists has been the alteration of the building's appearance alongside the addition of the meeting / function room. The use has been found acceptable, while the design is considered to be similarly acceptable.
7.2 Similar conditions to those attached previously are judged appropriate on this occasion and are recommended accordingly. A Note that was added requiring the applicant to liaise with the owners of 1 Ballaoates Road is not necessary as some planting has been proposed to this end. Moreover, the landscaping condition described would need to include reference to this hedge and therefore that condition would ensure the hedging was planted.
7.3 Conditions in respect of tree-planting, the design / installation of a new pedestrian crossing and also limiting the office space to the Commissioners are again recommended.
8.0 INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 Article 6(4), 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) Highway Services Division of Department of Infrastructure, and (e) The local authority in whose district the land the subject of the application is situated.
8.2 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 in Article 6(4) who should be given Interested Person Status.
__
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the appropriate delegated authority.
Decision Made : Permitted
Committee Meeting Date: 18.09.2017
Signed : E RILEY Presenting Officer
Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph to the officer report).
Signatory to delete as appropriate YES/NO See below
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.
==== PAGE 13 ====
17/00829/B Page 13 of 14
PLANNING COMMITTEE DECISION 18.09.2017
Application No. :
17/00829/B Applicant : Braddan Parish Commissioners Proposal : Erection of multipurpose Community Centre incorporating Braddan Commissioners offices / headquarters with associated car parking and landscaping (comprising amendments to PA 16/00601/B) Site Address : Strang Corner Field Strang Douglas Isle Of Man
Presenting Officer : Mr Edmond Riley
Addendum to the Officer’s Report
Planning Committee noted that there had, since the publication of the Committee papers, been an objection received from the owner / occupier of 1 Ballaoates Road. The comments made were summarised by the case officer. Members agreed that they should be granted Interested Person Status.
Reason for Refusal/Conditions of Approval Delete as appropriate
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. 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.
C 3. 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.
==== PAGE 14 ====
17/00829/B Page 14 of 14
C 4. 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.
C 5. 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.
C 6. 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.
Plans/Drawings/Information
The development hereby approved relates to Drawings P/10-103, P/10-102, P/10-100B, P/10- 101B, P/10-10D, P/10-11D, P/10-12D, P/11-01C, P/12-01B, P/12-02, P/12-03, P/12-04, and to the Traffic Statement and the Design Statement, all date-stamped as having been received 3rd August 2017.
Copyright in submitted documents remains with their authors. Request removal