15 April 2019 · Planning Committee
International Business School, The Nunnery, Old Castletown Road, Douglas, Isle Of Man, IM2 1qb
The application sought permission for a temporary semi-permanent steel and aluminium framed structure with PVC coated polyester fabric upper walls and roof, and grey uPVC cladding to lower walls, to be erected on the site of a demolished swimming pool for use as a function/conference space to test commercial viability.…
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The proposal was considered a departure from the Private Woodland designation but acceptable on a temporary three-year basis as it broadly replaces a previously approved multi-purpose building under P…
Environment Policy 3
Presumption against development adversely affecting trees of amenity value in Private Woodland. Officer assessed the temporary proposal as acceptable short-term with strict conditions for tree protection plans, arboricultural method statements per BS5837:2012, and landscaping to avoid detrimental impact on retained mature trees contributing to site character.
General Policy 3
Presumption against development on non-designated land, but exception under (c) for redevelopment of previously developed land with redundant buildings where it reduces landscape impact and improves environment. Applied via precedent of PA 16/00865/B; current temporary structure on demolished pool site accepted as not adding new development but testing viability with landscaping benefits.
Time limit for 3 years
The use hereby approved shall be for a limited period of 3 years from the date of this approval and on (or before) the expiry of this approval the use shall be discontinued and the temporary building removed from the site. Reason: The development has only been found to be acceptable on a short term basis because it meets a specific need.
Parking provision
The accommodation hereby approved may not be operational until such times as there are in place 95 additional parking spaces within the site, either in accordance with the scheme proposed under PA 16/00678/B or an alternative scheme. Reason: To ensure that there are available to users of the site adequate car parking facilities in a convenient location.
Tree protection plan
No site clearance, preparatory work or development shall take place until a scheme for the protection of the retained trees (the tree protection plan) and the appropriate working methods (the arboricultural method statement) in accordance with British Standard BS5837:2012: Trees in Relation to Design, Demolition and Construction - recommendations) has been approved in writing by the Department. The tree protection plan and arboricultural method statement must be implemented in full and be subject to supervision by a suitably qualified tree specialist. This condition may only be fully discharged on completion of the development subject to satisfactory written evidence of contemporaneous supervision and monitoring of the tree protection and construction methods by a suitably qualified tree specialist, being supplied to the Department. The protection measures must be carried out as described and approved. No alterations or variations to the approved tree protection scheme or working methods shall be made without prior written consent of the Department. Reason: To ensure that those trees which are shown to be retained and which contribute to the character and appearance of the site, are retained in the short and longer term.
Landscaping scheme
No site clearance, site preparatory work or development shall take place until a landscaping scheme which shows how hard surfaces and changes to existing ground levels will be implemented without having a detrimental impact on existing mature trees has been approved by the Department. The landscaping shall be carried out as described and approved. Reason: To ensure that the development does not adversely affect existing trees on site which are shown to be retained and which contribute positively to the site.
Landscaping implementation and maintenance
All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development. Any trees, shrubs or herbaceous perennials that have been planted as part of the landscaping scheme approved under condition 4 which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species. Reason: Landscaping is an integral part of the site and key to the success of its development.
no objection
Highway Services objected to the application due to insufficient information on parking demand and highway impacts, while Douglas Borough Council had no objections.
Key concern: lack of Transport Statement and failure to demonstrate adequate parking and no significant highway impact
Highway Services Division
ObjectionWithout the submission of a Transport Statement (TS) to examine all these uses, the highway objection to the current application cannot be removed; It has therefore not been demonstrated that this application would not cause a significant impact on the operation of the adjacent public highway to the detriment of highway safety and movement; Highway Services oppose the application due to a lack of information and a failure to demonstrate that the development would not cause a significant impact on the operation of the adjacent public highway or that there would be sufficient site parking
Douglas Borough Council
No ObjectionDouglas Borough Council has no objections to the listed applications
