14 August 2014 · Council of Ministers
Former Nobles Hospital Site Temp Supply, Westmoreland Road, Douglas, Isle Of Man, IM1 4ne
The proposal involves converting an existing two-storey ward building into the main school with a single-storey entrance/admin extension and a larger two-storey extension for sports hall, community centre, assembly and dining (52.2m wide, 35.5m deep, 13.5m high), plus playgrounds, netball pitches, artificial turf and g…
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The principle of school use was accepted as the site is zoned for civic/special uses including hospital redevelopment and prior approval in principle (08/01333/A) supported primary school relocation; …
Strategic Policy 1
Requires optimising previously-developed land/buildings, efficient site use, utilising infrastructure. Officer assessed reuse of ward building/postgrad centre on brownfield hospital site as compliant, serving local population via walking/public transport.
Strategic Policy 2 - Priority for new development to identified towns and villages
New development primarily in towns/villages. Site in Douglas urban area fits this locational priority.
Strategic Policy 1
Douglas as main employment/services centre. Sustainable urban location supports school.
General Policy 2
Requires development respecting site/surroundings in siting/layout/scale/design/landscaping, no adverse amenity/traffic/landscape impacts, safe access/parking. Tested against visual mass (setbacks/glazing), neighbour amenity (distances/walls), highways (Transport Assessment); found compliant despite some disturbance outweighed by improvements.
Environment Policy 42
New development to reflect local character, no inappropriate backland or loss of green space. Contemporary design fits evolved streetscene; retains boundary wall.
Environment Policy 43
Support regeneration/reuse of sound fabric over demolition. Reuses ward building, partial postgrad retention regenerates run-down hospital site.
Community Policy 2
New facilities to serve local population, accessible to non-car users, reuse vacant buildings. School/community hall in town, walkable (77% pupils walk), independent community use.
Community Policy 5
Generally permit new schools if sited/designed per other policies, community use potential. New school with youth/community facilities, pitches for public use.
Transport Policy 4
Highways to accommodate development traffic safely/environmentally. Highway Services confirmed no safety/congestion issues.
Transport Policy 5
Highway improvements per environmental objectives. Bus lay-bys/zebra crossings enhance network.
Transport Policy 6 - Equal weight for vehicles and pedestrians
Pedestrian needs equal weight. New footpaths/zebra crossings, 77% walking.
Transport Policy 7
Parking per standards (schools not specified). 57+ spaces adequate for 60 staff/low car pupils.
Transport Policy 8
Major developments require Transport Assessment. Submitted and accepted by Highway Services.
Approved plans
The development hereby approved shall not be carried out except in accordance with the following plans and drawings: Drwg Nos SC1203/P/10-01, 10-02D, 10-03, 10-04N, 10-05L, 10-06Q, 10-07L, 10-08, 10-09, 10-10, 10-11, 10-12, 10-13, 10-14, 10-20C, 10-21C, 10-22C, 10-23C, 10-24C, 11-01, 11-02, 11-03, 11-10, 11-11, 12-01M, 12-02, 12-03, 12-04, MAR542/EXT/001G, MAR542/EXT/002A and IM/600/PDR01A all received on 15 May 2014.
Time limit
The development hereby approved shall commence before the expiration of four years from the date of this notice.
Parking and turning areas
The development hereby approved shall not be occupied 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 at all times, except for six places within the upper car park which can be used for the adjacent Community Health Centre.
Vehicular access and highway works
The development hereby approved shall not be occupied until the means of vehicular access, footpaths, drop-off areas, bicycle store, zebra crossings, bus stops and bus lay-bys have all been constructed in accordance with the approved plans and shall thereafter be retained.
Landscaping scheme
Notwithstanding the submitted details, no development shall commence until a landscaping scheme has been submitted to and approved in writing by the Planning Authority. The scheme shall include details of all planting, together with a timetable for its implementation. Any tree or shrub which, within 5 years of planting, dies, is removed, or becomes seriously damaged or diseased, shall be replaced in the next planting season with another of similar size and species.
Refuse storage
The development hereby approved shall not commence until details of the refuse storage facilities have been submitted to and approved in writing by the Planning Authority. The development shall not be occupied until the refuse storage facilities have been provided in accordance with the approved details, and shall thereafter be retained solely for that purpose.
External lighting
Notwithstanding the submitted details, details of external lighting shall be submitted to and approved in writing by the Planning Authority. The external lighting shall be installed in accordance with the approved details. It shall be switched off either when the caretaker leaves the building, or at 21.00 hrs, whichever is the sooner, except on parents' evenings or other occasional school events.
No approval for future parking
No approval is given for the thirteen parking spaces next to the Assembly Hall and Dining Hall, shown on Drwg SC1203/P/10-04N as "Future parking if required".
Demolition of part postgrad centre
Prior to the occupation of the school, part of the postgraduate medical centre is to be demolished in accordance with the approved plans.
Travel Plan
No development shall commence until a Travel Plan has been submitted to and approved in writing by the Planning Authority. The Travel Plan shall include details of implementation and monitoring and shall be implemented in accordance with the approved details. The results of the implementation and monitoring shall be made available to the Planning Authority on request, together with any changes to the plan arising from those results.
no objection
no objection; proposed development will not materially affect road safety or create highway congestion; conditions requested for access/parking/pedestrian crossings/Travel Plan
make no comments on the merits but ask for an informative note
