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Application No.: | 13 / 91342 / B | | :-- | :-- | | Applicant: | Manx National Heritage | | Proposal: | Alterations to timber 'video cabin' and refurbishment and <br> reconfiguration of car park and entrance area with associated <br> landscaping and planting | | Site Address: | Car Park <br> Rushen Abbey <br> Abbey Road Lane <br> Ballasalla <br> Isle Of Man | Case Officer : Mr Chris Balmer Photo Taken: 02.12.2013 Site Visit: 02.12.2013 Expected Decision Level: Officer Delegation
1.1 The site represents the curtilage of Rushen Abbey - the Abbey itself and interpretation centre, car park and grounds. The site has public highways running around its perimeter and the ford to the north east leading to Mill Road.
2.1 The application seeks approval for alterations to timber 'video cabin' and refurbishment and reconfiguration of car park and entrance area with associated landscaping and planting. 2.2 For the avoidance of doubt no approval is sought for the temporary marquee which is indicated on a number of plans. The applicant does not wish this aspect to be part of this application.
3.1 The following previous planning applications are considered to be specifically material in the assessment of the current application: 3.2 Restoration of abbey site as national monument - 98/01747/B - APPROVED 3.3 Approval in principle for creation of mixed shop/office/amenity/residential development - 92/01275/A - REFUSED
4.1 The application site is within an area zoned as "Buildings or Land for Civic, Cultural or Other use" identified on the Area Plan for the South 2013. Given the nature of the application it is appropriate to consider General Policy 2 of the Isle of Man Strategic Plan (2007) and Environment Policy 35. 4.2 General Policy 2 states: "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:
a) Is in accordance with the design brief in the Area Plan where there is such a brief; 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; d) Does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; e) Does not affect adversely public views of the sea; f) Incorporates where possible existing topography and landscape features, particularly trees and sod banks; 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; j) Can be provided with all necessary services; k) Does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; I) Is not on contaminated land or subject to unreasonable risk of erosion or flooding; m) Takes account of community and personal safety and security in the design of buildings and the spaces around them; and n) Is designed having due regard to best practice in reducing energy consumption." 4.3 Environment Policy 35 states: "Within Conservation Areas, the
Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development."
5.1 Highways Division and Malew Commissioners have no objection.
6.1 The main issue to consider in the assessment of the application is the impact upon the character and appearance of the Conservation Area, as well as to the Rushen Abbey buildings. 6.2 The main aspects of the works which would be apparent from public views (i.e. travelling along the access road to the south of the site) are the car park and drop off areas which front onto the access lane. The majority of works involve the improvement of the existing hard surfaced areas, with higher quality finishes and improved layout. From a public view perspective the proposed works would certainly enhance the character and appearance of the Conservation Area. The proposed works within the Abbey Grounds, are less apparent from public views (except visitors to the site), and these include improvements to the main footpaths and landscaping both within the site and improvements to the existing cabin buildings. The works proposed will also be an enhancement to the character and appearance of the Rushen Abbey, as well as improving the existing facilities for visitors. 6.3 The Conservation Officer has considered the scheme and has no objections.
7.1 It is considered the proposals would comply with the relevant policies of the Isle Of Man Strategic Plan therefore it is recommended that the application be approved subject to conditions.
8.1 It is considered that the following meet the criteria of Town and Country Planning (Development Procedure) (No 2) Order 2013, paragraph 6 (4) (e) and should be afforded interested party status:
DOI Highways Division Malew Commissioners
Recommended Decision: Permitted
Date of 24.12.2013
Recommendation:
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. The development hereby permitted shall not be carried out except in full accordance with the submitted documents and the following plans 01,02,03,04,05,06,07,08,09,10,11,12,13, 14 and 15 all received on 12th November 2013.
C 3. The areas hereby identified on drawings to be surfaced with a grasscrete system are to be maintained and retained thereafter unless otherwise agreed by the Planning Authority.
C 4. 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 dwellings, whichever is the sooner. Any trees, turf, grass or plants 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.
C 5. For the avoidance of doubt no approval is hereby given for the temporary marquee.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.
Decision Made: Permitted Date: ..................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................
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