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25/90550/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 25/90550/B Applicant : Ms Cassi McAllister Proposal : Erection of storage shed and mobile therapy hut Site Address : The Roundhouse Strang Corner Field Ballaoates Road Strang Douglas Isle Of Man IM4 4RE
Senior Planning Officer: Jason Singleton Photo Taken : 12.06.2025 Site Visit : 12.06.2025 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 22.07.2025 __
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
C 2. Unless otherwise approved in writing by the Department, the proposed structures must be removed from the land on which it is situated, within 6 months of it no longer being required for their specific purposes, and such land must be restored to its condition before the development took place, so far as is practicable.
Reason: To ensure that any redundant structurers are removed and to comply with General Policy 2.
N 1. The proposed evergreen planting to the south of Ballaoates Cottage should not be undertaken with Griselinia Griselinia littoralis or Common rhododendron Rhododendron ponticum which are an invasive non-native plant species listed on Schedule 8 of the Wildlife Act 1990. Cherry laurel Prunus laurocerasus, should also not be used.
This application has been recommended for approval for the following reason. The proposed installation of the two structurers to the curtilage of the Round House would be in accordance with General Policy 2 of the IoM Strategic Plan.
Plans/Drawings/Information;
This decision relates to drawings and supporting information received on 11 June 2025.
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25/90550/B
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Right to Appeal
It is recommended that the following organisations should NOT be given the Right to Appeal:
Braddan Commissioners - No objection DOI Highways Services - No Objection __
Officer’s Report
THE SITE 1.1 The application site identified in red is part of the newly constructed Multi-purpose community centre on Strang Corner, in Braddan. The site is adjacent to Ballaoates Road to the north-west, Nobles Hospital to the east and the A23 to the south-west. To the western corner of the development site is mini roundabout that connects the Strang Road (South), Mount Rule Road (North), Ballaoates Road (East) and Braddan Road (West).
THE PROPOSAL 2.1 Proposed is the Erection of storage shed and mobile therapy hut to the exterior of the Round-house community centre and some landscaping / hedging to the north west part of the site adjacent to No.1 Ballaoates Road to provide visual screening.
2.2 The proposed shed would measure a footprint of 2.4m long x 1.8m wide and 2.4m high to the ridge. The shed would be timber cladded with a pitched roof and sited to the northern part of the building and car park area on a grassy verge. The shed is to be used by the commissioners for the storage of tools and equipment.
2.3 The proposed mobile therapy unit would be sited to the North West elevation corner of the building adjacent to the external nursery play area. The building would measure 4.5m long x 2.0m wide and 3.5m high. The shed would be on a metal frame with axels and wheels with the idea that it is moveable to "leave no trace". The application responds to Manx cares suggestion to have a 'structure' for its non-clinical therapy space.
PLANNING HISTORY 3.1 23/00073/B - Erection of a children's play park. Approved. 23/00350/B - Creation of new vehicular access and amendment of parking layout. Approved. 16/00601/B - Erection of a multipurpose Community Centre incorporating Braddan Commissioners offices / headquarters with associated car parking and landscaping. Approved.
DEVELOPMENT PLAN POLICIES 4.1 In terms of local plan policy, the application site is designated as "Buildings or Land for Civic, Cultural or Other Use" under the Area Plan for the East. The site is not within a Conservation Area or susceptible to flood risk.
4.2 Strategic Policy The Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application:
General Policy 2 (a-n) - General development considerations
CONSULTATIONS
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25/90550/B
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5.1 DoI Highways Services - No objection (17/02/25); "The following planning applications have no significant negative impact upon the highway network in terms of highway safety, highway operation and car parking. Highway Services HDC does not oppose (DNO) the following applications. Advisory comments are applied where relevant, such as for licences to use the highway for equipment and material during works as the proposals would have a relatively small increased parking demand on the existing site development and would be accommodated with the existing parking supply on the site".
5.2 Braddan commissioners - No Objection (24/06/25)
5.3 DEFA Ecosystems Policy Team - commented (25/06/25) ; "The Ecosystem Policy Team note the annotation on the Site Masterplan which states that an evergreen hedge is to be planted in the south of the site. This planting should not be undertaken with Griselinia Griselinia littoralis or Common rhododendron Rhododendron ponticum which are an invasive non-native plant species listed on Schedule 8 of the Wildlife Act 1990. Cherry laurel Prunus laurocerasus, should also not be used. Though not listed on Schedule 8, cherry laurel is considered invasive. It is an offence to plant or otherwise cause to grow in the wild any plants listed in Part II of Schedule 8"
ASSESSMENT 6.1 Given the land-use designation and the type of development the following elements are relevant to consideration in the determination of this application; (a) principle of development; (b) potential impact upon neighbouring amenities; (c) potential impact upon the visual amenities of the area; and (d) potential impact upon highway safety. (e) ecology.
Principle of development 6.2 The land is designated for development and the level and scale of the proposals as such that would allow for ancillary structurers within a defined area for members of the public that would be complementary to the community centre and café. As such the principle of the works raise non concerns in this instance.
Potential impact upon the visual amenities of the area; 6.4 The proposed structurers would not be especially apparent when read against the existing backdrop of the building and would be read in conjunction of the use of the buildings and grounds. The proposals will not have any visual impact into and out of the street scene and are read in compliance with GP2b,c.
Potential impact upon neighbouring amenities 6.3 The areas are open to the public and of sufficient distance from any residential dwelling, nor would the proposals have any detrimental impact upon the occupants or users of the building and its services. It is not considered the proposal will have any significant impact over above the impacts of the use as a community centre in accordance with GP2c
Potential impact upon highway safety 6.5 Highway Services have considered the scheme and have no objection. The main use of the structurers would be in conjunction within the permitted use of the building and would not increase any traffic demands. As such these aspects would conform to GP2h,i.
Ecology 6.6 The comments from ecology on the proposed planning of Evergreen hedging located on the landscaped bank to a height of 2.0m at the request of No.1 Ballaoates Road to provide visual screening has caused some concern. As such the principle of planting a hedge is acceptable within this landscaped area and it is understood it is the species that is not
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25/90550/B
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supported. As such a condition can be attached to any approval ensuring non-native species or invasive species are prohibited from use as a visual screen.
7.0 CONCLUSION 7.1 Overall, it is considered that the proposal would comply with the relevant planning policies of The Isle of Man Strategic Plan and the Area Plan for the East and for the reasons set out in this report; having no significant impacts upon public or private amenities. Accordingly, it is recommended that the application be approved.
RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE 8.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted).
8.2 Article A10 sets out that the right to appeal is available to: o applicant (in all cases); o a Local Authority; Government Department; Manx Utilities; and Manx National Heritage that submit a relevant objection; and o any other person who has made an objection that meets specified criteria.
8.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10.
8.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required): o any appellant or potential appellant (which includes the applicant); o the Department of Environment, Food and Agriculture, the Department of Infrastructure and the local authority for the area; o any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and o in the case of a petition, a single representative.
8.5 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given the Right to Appeal. __
I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded interested person status and/or rights to appeal.
Decision Made : Permitted
Date: 23.07.2025
Determining Officer
Signed : C BALMER
Chris Balmer
Principal Planner
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