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ISLE OF MAN GOVERNMENT DEPARTMENT OF EDUCATION University Centre The Nunnery Car park
Planning Statement
Dalrymple Associates Court Row Chambers Ramsey Isle of Man IM8 1JS Tel (01624) 818188 Fax (01624) 818155 Email: [email protected]
Project number: 1253 Document number PS01 Client's representative: David Millar Date: February 2010
DAL 1253 Planning Statement (ps01)
drm 02-02-10
1 Introduction
2 Requirements
3 Planning context
4 Proposals
5 Conclusion
Appendix
1 Site location Drawing 1253 ap(90)03. 2 Planning Permission (03/01429/C) 3 Masterplan Drawing 324-03 4 Letter from DAFF 9 Feb 2010 5 Site plan Drawing 1253 ap(90)04 6 Site Layout plan Drawing 1253 ap(20)01 7 Lighting layout Drawing 1253 ap(60)01.
1.0.1 The Isle of Man Education Department's Higher, Further and Vocational education is provided from two main locations. 1.0.2 Isle of Man College, Holmfield Road, Douglas and The University Centre, The Nunnery, Old Castletown Road, Douglas. Drawing $1253 \mathrm{ap}(90) 03$. 1.0.3 Planning Permission for the permanent use of the Nunnery Estate as a 'Business School and uses incidental to....' was granted in Jan 2004. 1.0.4 One of the 'uses incidental to' is additional car parking and it is in this regard that this application is made.
2.0.1 The previous use of the Nunnery Estate was residential and as such parking was commensurate to such use. 2.0.2 The current educational use generates additional parking requirements which are met by generally uncontrolled parking on the estate roads and other available spaces. 2.0.3 Parking on the access roads is detrimental to the visual amenity of the area and can restrict free access for the emergency services. 2.0.4 The Department of Education considers that the provision of a formalised parking area will enhance the site and remove the potential restriction of access within the site.
3.0.1 Planning Permission (03/01429/C) was granted in January 2004 for the - Change of use of Nunnery Estate to permanent use as a Business School and uses incidental to, including additional car parking, teaching facilities and associated residential accommodation indicated within master plan. A copy of the permission and Drawing no 324-03 are appended. 3.0.2 Condition 2 of the permission requires the undertaking of an assessment of the ecological value of the whole site prior to the submission of any detailed applications for building or engineering operations. 3.0.3 An assessment was carried out in 2004 by the Manx Wildlife Trust. 3.0.4 The then current proposal was discussed with DAFF in March 2009 and, following a meeting on site, a copy of the assessment was forwarded to Dr Philippa Tomlinson of the Wildlife and Conservation Division.
3.0.6 Drawing ap(90)04 indicating the current proposal was forwarded to Dr Tomlinson in Feb 2010 and a revised response received. Copy appended to this planning statement. 3.07 Dr Tomlinson states that the assessment satisfies condition 2 with the exception of providing information regarding the possible loss of bat feeding areas and consideration of lighting issues in the area. 3.08 We are in discussion with the Manx Bat Group and will be taking their advice regarding habitat and lighting. 3.09 Dr Tomlinson's letter concludes this point by stating that on the basis of the above point DAFF '....will have no objection to the development when it goes to planning'. 3.1.0 Condition 6 states that ' prior to the design of any development of these areas, there must be investigation of both the archaeological and ecological interest of these areas, which were once part of the formal gardens associated with the present mansion house, and which also contribute to the ecological interest of the adjoining woodland areas'. 3.1.1 Discussions in respect of the archaeological issues took place with Mr Andrew Johnson of Manx Natural Heritage prior to any design work being commenced. 3.1.2 A protocol was developed and agreed in respect of the measures necessary to safeguard the potential for archaeological finds during preliminary site investigation and subsequent construction works. 3.1.3 It was agreed that the Centre for Manx Studies be contacted to arrange presence during ground investigation works. (Director Harold Myton 695150) CfMS have considerable experience of the estate and it would be prudent to have them undertake the work under license from MNH . 3.1.4 Method - Initial ground scrape by toothless trenching bucket to allow inspection of subsoil. Once checked and confirmed to be free of archaeological interest the remainder of excavation to proceed using toothed bucket. 3.1.5 Site investigations have been completed under with supervision of the Centre for Manx Studies. Nothing of interest was found. 3.1.6 Based on the outcome of the site investigation works MNH and the Department of Education have agreed that the Centre for Manx Studies would be commissioned, under licence from MNH, to maintain a 'watching brief' during the proposed contract works. 3.1.7 The issue of the ecological interest of this area is dealt with as part of the response to Condition 2.
3.2.0 Condition 7 states that 'No trees may be felled as part of any proposed building or engineering operations; applications for such operations must include details of measures to protect trees during construction works; all service trenches must be shown on the submitted plans'. 3.2.1 Implementation of the approved master plan is not feasible without the removal of existing trees. 3.2.2 In this regard a meeting was held on site with Mr D Chalk of the Forestry Division of DAFF Issues of tree removal, new planting, root protection and protection of adjacent trees were discussed. 3.2.3 Tree removal - discussion covered the quality of the trees in the area and identified that the area was characterised by large mature trees around the proposed parking area and that there are a number of small poor quality trees around the perimeter of the proposed site. A number of these had been self seeded since the garden area went into decline. The parking and access road have been located to avoid the need to remove any of the good quality mature trees. The trees identified for removal are indicated on drawing no $1253 \mathrm{ap}(90) 04$. 3.2.4 Tree planting - in line with discussions with Mr Chalk and Dr Tomlinson it is proposed that new trees be planted in the banking to the north of the site as indicated on drawing no 1253 ap(90)04. Species and exact location to be determined with DAFF prior to commencement on site. 3.2.5 Root protection - discussions with Mr Chalk regarding concerns over the affect that works close to and over tree roots can have on the viability of trees have led to the adoption of a proprietary system where works are to take place beneath tree canopies. This system requires only the top vegetative layer to be removed prior to the installation of a cellular road base and a water permeable wearing course. This ensures that the root systems are not disturbed and that water continues to reach these elements. 3.2.6 Protection of adjacent trees - Mr Chalk requested that trees adjacent to the works be protected during the construction period. This will be provided by the provision of a secure post and wire fence around the site perimeter. Service trenches are located to avoid conflict with tree root systems as shown on drawing no 1253 ap(60)01. This will be monitored on site to ensure compliance.
4.0.1 Drawing no 1253 ap(20)01 shows the proposal layout of the parking and access roadway. 4.0.2 The proposals are designed to have a low impact on the existing landscape. The surfacing proposed is permeable gravel finish to parking bays, permeable block paving to aisles in the parking area and permeable tarmac to the access roadway.
4.0.3 The existing footpath linking the development area to the current parking area at the front of the mansion house will be resurfaced and kerbed. 4.0.4 It is proposed that parking for the disabled will be provided at the entrance to the mansion house as shown on drawing no 1253 ap(20)01. 4.0.5 Lighting is to be provided within the car park and along the access pathway. This is shown on drawing no $1253 \mathrm{ap}(60) 01$. The fittings utilise low energy lamps and 5 metre columns to minimise visual impact and energy consumption.
5.0.1 The proposed car park has been designed to have a low impact on the environment with particular regard to its effect on existing landscape. The removal of the need for drivers to park on the estate roads will also help to improve the visual environment around the mansion house while improving access for emergency services etc.
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