7 March 2017 · Planning Committee
Eric Unit, Nobles Hospital, Lane From Castleward To Ballamona Hospital, Strang, Douglas, Isle Of Man, IM4 4rj
The site, currently featuring utilitarian buildings like workshops, greenhouses, and the historic Ballamona Farmhouse used for DHSC estate functions and ERIC, is proposed for comprehensive redevelopment to consolidate DHSC social care services from multiple locations.
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The officer recommended approval despite potential conflict with hospital zoning and Permitted Development Order for government land, as core uses (day centre, ERIC) align with healthcare broadly inte…
General Policy 2
Requires development on zoned land to respect siting/layout/scale/design/landscaping, avoid adverse impacts on character/amenity/highways/habitats, provide parking/access. Officer assessed proposal complies with (b),(c),(g),(h),(i),(k) via functional designs, 79 spaces, no tree loss, masking by topography/trees; some zoning stretch but healthcare synergy accepted.
Strategic Policy 3 - To respect the character of our towns and villages
Protects settlement character avoiding coalescence, using local materials. Buildings complement adjacent scheme, reflect landscape with low pitches/grey/green finishes.
Spatial Policy 5
New development to positively contribute via Design Statement. Functional aesthetic appropriate for uses, enhances underused site.
Environment Policy 17
Garden centre buildings screened, scale/form in keeping, no highway/residential harm. Assessed as ancillary training despite non-zoned land; public access acceptable.
Environment Policy 18
Limits non-ancillary retail at nurseries; shop/garden sales restricted to onsite produce, not-for-profit.
Environment Policy 42
New development to reflect local character. Complements hospital estate green setting.
Community Policy 2
Community facilities to reuse underused buildings, accessible. Consolidates services on vacant DHSC land.
Transport Policy 6 - Equal weight for vehicles and pedestrians
Pedestrian needs equal weight. Amended footpaths added.
Transport Policy 7
Parking per standards. 79 spaces exceed 65 required.
Business Policy 10
Retail only in centres; small shop/café accepted exceptionally for training benefits, DHSC-specific.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Personal to DHSC
The uses hereby approved shall only be for the benefit of the Department of Health and Social Care and in accordance with the details set out in the Design Statement from the agent, date-stamped as having been received 4th November 2016.
Tree planting specification
No development shall commence until a tree planting specification has been submitted to and approved in writing by the Department. The tree planting and post-planting maintenance shall be carried out in accordance with the approved details. If, within 5 years of planting, any of the trees is cut down, uprooted, removed, destroyed or dies or becomes, in the opinion of the Planning Authority, seriously damaged or defective, another tree of the same species shall be planted at the same location.
No objection subject to amended pedestrian provision, which was provided
No objection subject to tree planting specification condition
Full details of drainage layout required prior to works (condition sought, later removed)
No objection
Braddan Parish Commissioners raised no objections in two separate consultations; Manx Utilities Authority requested drainage details prior to works; DOI Highways deferred awaiting further information.
Braddan Parish Commissioners
No ObjectionIt was unanimously resolved that the Commissioners had no objections to the following Planning Applications; PA16/01252/B - IOM Government Department of Health & Social Care...
Braddan Parish Commissioners
No ObjectionThe Commissioners considered the following applications at their meeting on 16 February 2017 and it was unanimously resolved that they had no objections to them; PA17/01252/B - Department of Health & Social Care...
Manx Utilities Authority
Conditional No ObjectionManx Utilities Authority has assessed the above planning application and would like to advise you that the applicant is required to submit full details of the drainage layout prior to the commencement of the works.
Conditions requested: the applicant is required to submit full details of the drainage layout prior to the commencement of the works
Department of Infrastructure (DOI) Highways Division
No CommentHighway Services Comment made Defer - awaiting information; DEFER on 1-12-16; Highways input deferred pending further information/input
