DEC Officer Report

Application No.: 19/00460/B Applicant: Hospice Isle Of Man Proposal: Alterations, installation of roof lights and windows and erection of two extensions Site Address: Hospice Isle Of Man Strang Douglas Isle Of Man IM4 4RP Planning Officer: Miss Lucy Kinrade Photo Taken: 25.07.2019 Site Visit: 25.07.2019 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 31.07.2019 _________________________________________________________________

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.

Plans/Drawings/Information;

This approval relates to the following drawing numbers all date stamped and received 18/04/2019: LS-01 and LS-03, 10, 11 and 12 300, 301 and 302 002 and 003 101, 102, 111 rev B, 113 rev C and 116 900, 901, 117, 115, 114 and 001 (all A3 size) _______________________________________________________________

Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The application site is an irregularly shaped parcel of land that includes the buildings and associated gardens of the Hospice Care building originally approved under PA 05/00902/B, situated within the Noble's Hospital Complex. The building has a footprint that is highly varied in

• shape, with gardens to the east, beyond which is an agricultural field. To the south is Millennium Woodland.
• 1.2 The building has recently been approved for a number of extensions and alterations under PA 18/00222/B and 18/00223/B) to provide a new reception area, including a revolving door and canopy, the removal of mini-roundabout and installation of ambulance drop off-area (which will connect to the new canopy) and the creation of additional parking spaces towards the rear of the building.

2.0 PROPOSAL - 2.1 The current application seeks approval for further alterations and extensions to the existing building to facilitate its expansion and provision of additional services including a wellness centre, play area, and vertical circulation within the building. The application also includes some internal alterations, changes to existing windows and installation of roof-lights to facilitate the ongoing internal accommodation refurbishment. - 2.2 This proposal includes the erection of two extensions towards the southern end of the building, the larger two storey extension projecting flush from the main building with a footprint of around 9m x 9m and a smaller extension on the south-western side around 6m x 6m. The siting and projection of the extensions naturally create a small 'L' shaped yard which is set out within the application as a children's outdoor play space which is proposed to be resurfaced. - 2.3 Towards the rear of the building the applications also includes the creation of a small access road from the existing track which runs towards the rear of the site and those parking spaces approved under PA 18/00222/B.

3.0 PLANNING HISTORY - 3.1 The site has been subject to a number of previously approved applications, most relevant in this case being:

• PA 18/00222/B Amendments to car park to provide 22 additional spaces for staff and visitor parking - APPROVED
• PA 18/00223/B Alterations and enhancements to new entrance and reception area to in-patient unit - APPROVED

4.0 THE DEVELOPMENT PLAN - 4.1 The site falls within land zoned for DHSS Purposes on the Braddan Local Plan. The proposal do not comply with two of the conditions as specified in Schedule 4 of the Town and Country Planning (Permitted Development)(Government Owned Land) Order 2012 (as not carried out by the Department of Health), in the assessment of the application it is therefore appropriate to consider General Policy 2 of the Strategic Plan. - 4.2 General Policy 2:

Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:

• b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;
• c) does not affect adversely the character of the surrounding landscape or townscape;

• g) does not affect adversely the amenity of local residents or the character of the locality;
• h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
• i) does not have an unacceptable effect on road safety or traffic flows on the local highways."

- 5.0 REPRESENTATIONS

• Copies of representations received can be viewed on the government's website. This report contains summaries only.
• 5.1 Braddan Commissioners - No objection 03/05/2019.
• 5.2 DOI Highways - No comments received as of 31/07/2019.

6.0 ASSESSMENT - 6.1 The application includes a number of alterations and extension to the existing building that will ultimately seek to facilitate the continued operation and improve the services available for its users. The siting, design and form of the proposed extensions are considered to be acceptable and best in-keeping to respect the existing building. Visually the proposals are considered to have an acceptable impact on the existing building and on the wider appearance of the site and complying with GP2 b, c and g. - 6.2 The application includes the creation of a small access path from an existing access road running around the rear of the site, this access is fairly small scale and not expected to result in an increase in traffic or any new highway safety issues, as such the application is considered to meet the tests of GP2 h and i.

7.0 CONCLUSION - 7.1 The application is recommended for approval.

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 can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date : 01.08.2019 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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