25 August 2020 · Planning Committee
Land Adjoining Far End, King Edward Road, Onchan, Isle Of Man, IM3 2au
The proposal is for an L-shaped care home building ranging from 1 to 4.5 storeys, stepping down the sloping site towards the sea, with materials including coloured render, stone, cladding, glazing, and a green flat/curved roof.
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The principle of an 80-bed care home was established by prior AIP 17/00684/A, so only reserved matters (siting, design, appearance, layout, access, landscaping) were assessed.
Policy O/RES/P/9 of Planning Circular 1/2000 (Onchan Local Plan)
Limits site to max 3 dwellings responding to contours, avoiding underbuilding, retaining footpath, 1:10 gradient access, 3 spaces/dwelling. Officer noted tension as care home exceeds dwellings but AIP principle accepted; design responds to contours, single building fits large site better than prior 3 large dwellings.
Policy O/RES/P/19 of Planning Circular 1/2000
Permits new residential in designated areas fitting density, massing, design, character of adjacent dwellings. Proposal fits street scene of mixed detached dwellings and nearby apartments via stepping design.
General Policy 2
Requires development per zoning, respecting siting/layout/scale/design/landscaping, no adverse landscape/townscape/sea views/amenity/highway impacts, ecology safeguards. Assessed compliant due to contour response, massing breakup, parking overprovision, lizard mitigation.
Strategic Policy 1
Optimise land use, efficient sites, utilise infrastructure. Site in proposed residential area supports care home as elderly housing favoured in Draft Eastern Plan.
Transport Policy 4
Highways accommodate development safely. Satisfied post-amendments with splays, turning, footpath unaffected.
Transport Policy 6 - Equal weight for vehicles and pedestrians
Pedestrian needs equal weight. Steps amended, direct access lobby provided.
Transport Policy 7
Parking per standards (1/3 beds + staff). 35 spaces exceed 27 required.
Environment Policy 42
Design accounts for local character, no inappropriate backland or green space loss. Single building on 1.4ha preserves heathland, fits prominent edge location.
Community Policy 6
Permits care facilities if accessible, no over-concentration/amenity/highway impacts. Accessible design, no capacity issues raised.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Visibility splays
The visibility splay(s) identified on plan SK93 REV A; shall be constructed in accordance with the approved plans and thereafter kept permanently clear of any obstruction exceeding 1M in height above adjoining carriageway level.
Parking and turning
The development hereby approved shall not be occupied or operated until the parking and turning areas have been provided in accordance with the approved plans. Such areas shall not be used for any purpose other than the parking and turning of vehicles associated with the development and shall remain free of obstruction for such use at all times.
Materials approval
No development shall commence until a schedule of materials and finishes and samples of the materials to be used in the construction of the external surfaces, including roofs, have been submitted to and approved in writing by the Department. The development shall not be carried out unless in accordance with the approved details.
Render details
No development shall commence until details of the colour and texture of the render have been submitted to and approved in writing by the Department. The development shall not be carried out unless in accordance with the approved details.
Refuse store
Prior to the occupation of the development hereby approved, the refuse store(s) shall be provided in accordance with the approved plans and shall be permanently retained thereafter and solely for the purpose of refuse storage.
Lizard mitigation
The development shall be carried out in strict accordance with the recommendations and requirements of the "Common Lizard Mitigation Report dated February 2020" submitted with the planning application. The exception to this is that within paragraph 4.2 of this report which refers that 'all vegetation within the operational footprint, is to be cleared to a maximum height of 50mm', the word 'cleared' shall be replaced by 'cut'.
Heathland protection scheme
Notwithstanding the requirements of Condition 7, a detailed scheme shall be submitted to and approved by the Department which details how the areas of heathland (as highlighted within Figure 5 of the Mitigation Report) that are to be retained, protected from working practices for the development of the building and the storage of materials and how the site will be treated post construction.
Landscaping scheme
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 or the occupation of the shed, whichever is the sooner. Any trees or plants which die or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species.
No opposition subject to conditions on visibility splays, parking, pedestrian/vehicle areas, ECVPs, waste storage following amendments
Supports recommendations of Common Lizard Mitigation Report with caveats; requests conditions for wall retention, hibernaculum, vegetation 'cut' not 'cleared', heathland protection
No objection subject to no surface water to foul sewers, connection to public sewer per Manx Sewers for Adoption
Highway Services initially objected due to visibility splay, layby, and servicing issues but raised no objection after revisions; DEFA Ecosystem Policy Manager supported lizard mitigation with conditions; Manx Utilities had no objection subject to drainage conditions; multiple lo…
Key concern: highways visibility splay crossing third party land
Department of Infrastructure Highway Services
ObjectionRecommendation: O. Additional information and revisions required.; The visibility splay to the west on exit crosses third party land which not fully within the red line.; The proposed layby is unsuitable and inadequate.
Conditions requested: third party agreement necessary for visibility splay retention; delete layby from scheme; additional information on visibility splays 2.4 x 60m; swept path analysis for ambulance and waste vehicles; details of steps; method statement for construction; 10% electric vehicle spaces at 2.6m width; cycle parking for staff one per six bedrooms secured and covered; motorcycle parking one per 20 residents
Department of Infrastructure Highway Services
Conditional No ObjectionRecommendation: DNOC.; Accordingly the proposal satisfies highway requirements and those of conditions 5 and 6 of planning approval 17/00684/A.
Conditions requested: conditions to cover visibility splays pedestrian and vehicle areas including parking for bicycles car ambulance disabled and motorcycles provision of ECVPs and waste storage as shown on drawings submitted 29 May 2020; condition to restrict working hours
DEFA Ecosystem Policy Manager
Conditional No ObjectionI support the recommendations of the mitigation report with the caveats noted above and request that if the Planning Committee consider providing consent then conditions are provided as recommended above.; a majority of the designated enhancement area must be retained in its current form
Conditions requested: retention of lower dry stone wall and provision of new hibernaculum feature; implementation of all recommendations in Common Lizard Mitigation Report February 2020 with amendment to 4.2; fencing to protect retained heathland areas during development; replace 'cleared' with 'cut' in mitigation report 4.2 for vegetation to 50mm height
Manx Utilities Drainage
Conditional No ObjectionManx Utilities Authority has assessed the above planning application and would like to advise you that the Authority has no objection to the application subject to the following condition/s; Please find attached the form for a Connection to the Public Sewer with guidance notes.
Conditions requested: NO discharge of surface water to any foul drainage system; connection to public sewer in manner acceptable to Manx Utilities all drainage works to conform to Manx Sewers for Adoption CCTV surveys at developer expense; 1 x £1500 communication fee per property connected per Sewerage Act 1999; drainage to remain private to development
