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STATEMENT OF THE PLANNING AUTHORITY Isle of Man Government Rei I ty» El Ua Vannin Planning statement on behalf of Department of Infrastructure Planning and Building Control Creation of a primary school with associated parking, access and drop off areas, playing areas and sports pitches, along with highway works to form bus lay-bys and pedestrian crossing points and part demolition of former post graduate medical centre Former Nobles Hospital Site Westmoreland Road Douglas Isle Of Man PA Reference 14/0Q581/B Statement prepared on behalf of DOl Planning and Building Control by Chris Balmer, Senior Planning Officer 14/00581/B Page 1 of 12 17 July 2014
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1.0 INTRODUCTION 1.1 The aim of this statement is to provide background information to the planning application, set out the relevant policies to consider in respect of the proposed development and make a recommendation. 1.2 The site is owned by the Department of Infrastructure which the Planning Authority is part of. As a result of this, the application must be considered by an Independent Inspector and the decision taken by the Council of Ministers under 10 (1) (b) of the Town and Country Planning (Development Procedure) (NO 2) Order 2013. The Department has no other interest in the proposal. 1.3 2.0 THE APPUCATION SHt The site is a large area of land which formerly accommodated Nobles Hospital. The majority of the site is located on the southern side of Westmoreland Road and north of Hillside Avenue. The site is sloping in nature with a fail of approximately 9 metres from the eastern most point of the site to the westerly most point. 2.1 Currently, a large section of the site has been cleared following the demolition of the former Nobles Hospital. What remains is the more modern ward building which is a large two storey "L-shaped" building, situated to the north-eastern corner of the site. To the rear of this building is a ftjither two storey building (former post graduate medical centre). Part of this building is to be retained whilst 2/3rds would be demolished. 2.2 2.3 Until recently the site contained a significant amount of built development (please see Appendix 1), which included a variety of types and sizes of buildings, ranging from single to three storeys in heights. Whilst the original three storey part of the hospital building was an attractive building, the majority of the later additions were of poor form and there demolition was of benefit to the area. It should be noted that along the majority of the southern boundary of the site, directly facing towards the residential properties along Hillside Avenue was a collection of buildings within a few metres of the southern boundary, again ranging from single to three storeys in height, with significant amount of windows looking towards these neighbouring properties (See Appendix 2). It is also important to note that previously there was also a road way which ran along the entire eastern and southern boundaries of the site which provided access to a number of car parks, access to the rear of the now Community Medical Centre building and appeared to provide access onto Hillside Avenue. Currently, there is an approximate 2 to 3 metres high wall which runs along the entire eastern and southern boundaries of the site. This is proposed to be retained. 2.4 To the west of the site is the Community Health Centre, which is single and two storey in height and was until recently was connected to the former Nobles Hospital. What currently exists on site is to be retained. 2.5 PROPOSAL The application seeks approval for the creation of a primary school (Henry Bloom Noble Primary School) with associated parking, access and drop off areas, playing areas and sports pitches, along with highway works to form bus lay-bys and pedestrian crossing points and part demolition of former post graduate medical centre. The new school would combine two existing primary schools in the immediate area, Ballacloan School which is 75 metres to the north of the site and Fairfield School 190 metres to the northeast. 3.0 3.1 With regards to the main school building the proposals would result in the reuse of the former two storey ward building, but with single storey flat roof extension to the northwest elevation of the existing building, which would accommodate the main entrance and administration/offices. This would also provide a link to the larger two storey extension, which 3.2 14/00581/B 17 July 2014 Page 2 of 12
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would accommodate the sports hall, youth/community centre, assembly and dining hall. Overall, the extension would have a width of 52.2 metres, a maximum depth of 35.5 metres and a maximum height of 13.5 metres (measured from northwest elevation of sports hall). The proposed new extension would appear contemporary in design, with the use of external material, colours, widow fenestrations and aluminium roof sheeting. The existing building which is mainly finished in a painted white render/dash finish with bands of red brick will be revamped throughout in the same manner as the proposed extensions. To the south of the main school building it is proposed to create a number of external areas, which include a hard surfaced playground, two hard surfaced netball pitches, an artificial turf football pitch and a grass pitch. A car park for 27 vehicles is also proposed. This car park would be accessed via the existing road which runs along the eastern boundary, albeit the roadway will be improved and widened, and connects to the existing entrance onto Westmoreland Road located to the north-eastern corner of the site. No artificial lighting is proposed, excepted for 6 metre high LED lantern light columns which would be located along the footpaths between the pitches/play areas, access roads and the car park areas. Along the majority of the southern boundary of the site, it is proposed to provide low level maintenance planting. 3.3 To the west of the main school building there would be a new car park, providing 29 spaces for vehicles, including two disabled spaces. These would be accessed via a new access road which exits onto Westmoreland Road. The plans also show a further 13 parking spaces, if future parking is required. Bicycle and bin stores are provided between the main school building and the new car park. Landscaping in terms of grassed areas and further tree/hedge planting is also shown along the western boundary of the site. 3.4 To the north of the main school building, particularly fronting the new single and two storey extensions, it is proposed to have a new 'in and out' drop off area with parking spaces either side of the road (11 in total). 3.5 4.0 PLANNING POQCY In terms of the current land use designation the site is identified as being an area of buildings for civic, cultural, and other special use, particularly hospital use and Nobles Hospital redevelopment under the Douglas Local Plan Order 1998. The site is not within a Conservation Area. 4.1 Due to the land use designation of the site and the type of development proposed the following policies are relevant for consideration:- 4.2 Strategic Policy 1 states: "Development should make the best use of resources by: optimising the use of previously developed land, redundant buildings, unused and under-used land and buildings, and re-using scarce indigenous building materials; ensuring efficient use of sites, taking into account the needs for access, landscaping, open space'’’ and amenity standards; and being located so as to utilise existing and planned infrastructure, facilities and services." Strategic Policy 2 states: "New development will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions'^’ of these towns and villages. Development will be permitted in the countryside only in the exceptional circumstances identified in paragraph 6.3." 4.3 (a) (b) (c) 4.4 Open Space is defined in Appendix 1. Sustainable Urban Extensions are defined in Appendix 1 14/00581/B Page 3 of 12 17 July 2014
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4.5 Spatial Policy 1 states: "The Douglas urban area will remain the main employment and services centre for the Island." 4.6 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 Itie 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; (l) 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." 4.7 Environment Policy 42 states: "New development in existing settlements must be designed to take account of the particular character and identity, in terms of buildings and landscape features of the immediate locality. Inappropriate backland development, and the removal of open or green spaces which contribute to the visual amenity and sense of place of a particular area will not be permitted. Those open or green spaces which are to be preserved will be identified in Area Plans." "Environment Policy 43 states: "The Department will generally support proposals which seek to regenerate run-down urban and rural areas. Such proposals will normally be set in the context of regeneration strategies identified in the associated Area Plans. The Department will encourage the re-use of sound built fabric, rather than its demolition." 4.8 4.9 Community Policy 2 states: "New community facilities should be located to serve the local population and be accessible to non-car users, and should where possible re-use existing vacant or underused buildings." 17 July 2014 14/00581/B Page 4 of 12
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4.10 Community Policy 5 states: "Permission will generally be given for proposals to improve or extend existing schools and institutions of higher education and to build new schools, subject to their being sited and designed in accordance with the other policies of this plan, having particular regard to the potential for community use of the buildings and the associated Open Space." 4.11 Transport Policy 4 states: "The new and existing highways which serve any new development must be designed so as to be capable of accommodating the vehicle and pedestrian journeys generated by that development in a safe and appropriate manner, and in accordance with the environmental objectives of this plan." 4.12 Transport Policy 5 states: "Any improvements to the Island's highway network, including the provision of new roads, footpaths, and cycle routes, should be undertaken in accordance with the environmental objectives of this plan." 4.13 Transport Policy 6 states: "In the design of new development and transport facilities the needs of pedestrians will be given similar weight to the needs of other road users." 4.14 Transport Policy 7 states: "The Department will require that in all new development, parking provision must be in accordance with the Department's current standards." 4.15 Transport Policy 8 states: "The Department will require all applications for major development to be accompanied by a Transport Assessment." 5.0 PLANNING HISTORY 5.1 There have been a number of planning application made in connection with this site; however, the following are considered relevant in the determination of the planning application: Demolition of all buildings excepting former ward block and Post Graduate Medical Centre - 09/00654/F - APPROVED 5.2 Approval in principle for re use of site as a Primary School, outdoor football pitch, car 5.3 parking and Central Community Health Centre - 08/01333/A - APPROVED 6.0 REPRESENTATIONS 6.1 Douglas Corporation has no objection. Highway Services have provided a detail response to the application. However, in summary they do not object to the proposed development, as it is considered that the proposed development will not materially affect road safety or create highway congestion. 6.2 Manx Utilities Authority - ELECTRICITY make no comments on the merits of the 6.3 application but ask for an informative note be attached to any approval. 7.0 ASSESSMENT 7.1 From visiting the site and studying the plans the Planning Department would recommend there are a number of issues which required consideration when assessing the proposal; The principle of the use of the site as a school; The potential impacts upon the visual amenities of the of the street scene/area; Potential impacts of development upon the residential amenities of neighbouring properties; and Parking/highway issues. 14/00581/B 17 luly 2014 Page 5 of 12
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The principle of the use of the site as a school As identified earlier within this report the site is designated as being within an area of buildings for civic, cultural, and other special use, particularly hospital use and Nobles Hospital redevelopment under the Douglas Local Plan Order 1998. Whilst the written statement of the Douglas Local Plan was never adopted, it did indicated that the Noble's Site could be used to accommodate a Community Hospital, Relocated Primary School, Residential including sheltered housing or open space. The adopted plan also specifically states that: "The future of the Ballacloan and Fairhetd sites has been examined in order to determine whether they could be accommodated on one site. The Noble's Hospital site should accommodate this purpose with the school being based on the new Ward Block and the existing Post Graduate Medical Centre in 5 acres of the Noble's Hospital site." 7.2 Whilst, the written plan and policies within were never adopted, the statement does give an understanding of how the land use designation was determined on the local plan and was considered appropriate for redevelopment, especially for a primary school use. The proposed use would fit with the designation of buildings for civic, cultural, and other special use. 7.3 7.4 Weight should also be attached to planning application 08/01333/A which was approved, albeit has recently expired, which granted the principle of the re use of site as a Primary School. No material planning matters have arisen since the approval of this application. It is also worth noting that the site is within a sustainable location within the centre of Douglas, which as identified by Spatial Policy 1 indicates that Douglas will remain the main employment and services centre for the Island. 7.5 The proposal would also comply with Community Policy 2 being located within the town settlement, mainly surrounded by residential areas, located along a main transport link. Accordingly, the site can easily serve the local population and be accessible to non-car users. 7.6 Finally, Community Policy 5 states that permission will generally be given to build new schools, subject to their being sited and designed in accordance with the other policies of this plan, having particular regard to the potential for community use of the buildings and the associated Open Space. The proposed school would also accommodate a youth and community room, with adjacent changing rooms, all of which can be used independently when the main school is closed. The outside pitches will also be would also be able to be used by the local community, which is understood to be a common approach for all school playing fields on the Island. 7.7 Overall, it is considered die use of the site as a primary school, which also includes community/youth facilities, would be an appropriate use in a sustainable location and be beneficial to the local community. 7.8 The potential impacts upon the visual amenities of the of the street scene/area Visiting the area it was clear that the principal public view of the site would be from Westmorland Road of the front elevation (north-east) of the building. Currently, the buildings along Westmoreland Road and in the vicinity are varied in their styles and heights, ranging from two and three storey residential properties, up to a five storey building (Nurses Home building) which is directly opposite the site. Furthermore, the existing medical centre, which will remain, varies in design, finish and heights. Accordingly, it is clear there is no pattern of development along Westmorland Road, but a collection of styles which have been constructed over number of years. 7.9 17 July 2014 14/00581/B Page 6 of 12
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In relation to Wne mass of the proposed buildings, the existing ward buiiding which 7.10 already exists on site is two storeys in height and it is not proposed to be increased in height with the proposed works. The sports hali would be the tallest structure on the site, albeit its roof ridge would be set back 43 metres from the Westmorland Road. Furthermore, the dining hall building which is lower that both the existing ward building and the sports hall, would be positioned between the sports hall and Westmorland Road. Accordingly, the sports hall whilst being the tallest aspect of the proposed scheme, it would unlikely have a significant impact, in terms of massing upon the street scene. 7.11 The dining room extension and the single storey linked extension which are the new aspects which would be most apparent from Westmorland Road are the smallest sections of the overall school buildings. The single storey link extension, with is modest height and glazed finish facing Westmorland Road, help reduce the mass and the amount of masonry used, which helps produce a lighter feel to the structure. Again the dining room extension, which includes a large expanse of glazing facing onto Westmorland Road, helps reduce the mass of the building and given a contemporary feel to the design. The existing ward building in terms of mass remains as it stands today. It should be noted that the ground floor finished levels are approximately 1 metre below the ground level of Westmorland Road. 7.12 Overall, it is considered the mass and built development which fronts onto Westmorland Road is appropriate and would not result in an overbearing impact upon public views. 7.13 With regard to the overall, design and finish of the existing ward building and the new extensions, it is clear the proposal would result in a contemporary design due to the use of glazing, roof finishes and style. The ward building will significantly be brought up-to date with the removal of the existing slate like roof titles and replaced with aluminium sheeting, alterations to the existing windows, and the removal of the existing dash/brick finish with a render/red coloured laminated panels which will add a contrasting colour to the white render. 7.14 The result will be a modem building, perhaps the most modern in the locality. However, given the difference styies and approaches along Westmorland Road, which have evolved over a number of years, it is considered this approach is just continuation of the progression of built development along Westmorland Road. Accordingly, it is considered the proportion, form, mass, design and finish of the 7.15 proposed development would be appropriate and a beneficial form of development on this site and in this location and therefore in accordance with General Policy 2 of the lOM Strategic Plan. Potential impacts of development upon the residential amenities of neighbouring properties 7.16 Visiting the site and surrounding area, it is clear the two storey semi-detached properties Mrs 41 through to 76 Hillside Avenue and Nrs 17 and 18 Westmorland Road are the residential properties most likeiy to be affected by the development. 7.15 The physical impact of the new building would not be dissimilar compared to that of the former buiiding on properties Nr 71 to 76 Hillside Avenue and Nrs 17 and 18 Westmorland Road; particularly given the existing ward building wili remain and it is not proposed to be increased or significantly altered. Accordingly, it is not considered the proposals would adversely affect the residential amenities of these properties. 7.16 The impact of the development on properties Nr 69 to 41 Hillside Avenue which run along the eastern and southern boundaries of the site, would arguably be an improvement to their level of amenities, given the demolition of the buildings which currently do or did run along the boundaries (part of former post graduate medical centre). In the case of the western boundary it appears that a number of hospital buildings (see Appendix 1 & 2) ranging from single to three storeys in height, ran closes to the boundary with these properties. The 17 luly 2014 14/00581/B Page 7 of 12
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closest aspect of the proposed extensions would be located a minimum distance of approximately 64 metres from Nr 69 to 41 Hillside Avenue. Accordingly, in terms of the main school building it is considered the proposals would be a significant improvement over what previous existed. Notwithstanding this, given the previous buildings have been demolished, an argument could be made that the current application should consider against how the site exists today. However, even taking this view, it is considered the proposed school building given its design, size, siting, distance from neighbouring properties and the boundary treatment which runs along the eastern and southern boundaries of the site, the proposal would not significantly affect the visual amenities of neighbouring residents to warrant a refusal. 7.17 There are potentially other aspects of the development which could affect neighbouring residential amenities and these relate to the use of the external play areas/sports pitches, car parks, lighting and the erection of substantial fences. 7.18 With regards to the use of the external play areas/sports pitches, these will be closer to the properties which run along the western boundary of the site, and whilst the actually built development of the areas are low, the use of such areas could potential create disturbances through noise i.e. children playing. The closest pitch (grass pitch play area) would be approximately 20 metres from the rear elevation of Nr 43 Hillside Avenue with the larger pitches a greater distance away. Overall, given the distances of the pitches to dwellings, the existing western boundary treatment and with appropriate level of landscaping, it is considered the proposal would not significantly affect the amenities of the neighbouring properties. 7.19 Similar issues could arise due to the car park to the rear, which is accessed via a two way road which runs along the eastern boundary of the site. The use of this access and car park could result in disturbances of cars travelling along the lane, then manoeuvring in or out of the car parking spaces and then the shutting or opening of car doors. These can result in general disturbances to residential amenities. It should be noted that an access lane ran along the entire eastern and southern boundary of the site previously, were car parks where also located. Accordingly, the previous use of the site did generate potentially similar issues. The use of the lane and car park are likely to be within normal working hours, rather than during antisocial hours, which potentially was the case when the hospital was in use due to shift workers. Overall, it is considered that whilst there may be an impact, it would not be significant, given the car park is not significant in size, the hours the car park would be used would mostly be daytime hours, the previous use of the site and the site boundary treatments. 7.20 With regard to lighting, generally the main concern relates to floodlighting which is normally associated with the external pitches. This submission does not propose any floodlighting. A farther application would need to be made if it was subsequently decided flood lighting was required. With regard to lighting included in this submission, it is proposed to erect a total of 27 six metre high lighting columns throughout the site. The ones which have the potential to raise the greatest concern are the columns along the eastern and western boundary of the site. The lights would be directed away from the neighbouring properties and would include a shroud to help prevent light pollution. It is noted that when the hospital buildings were still in place there where a number of windows and potential external lighting around the buildings, so there may have been a certain amount of lighting in the area previously. However, it is considered a condition should be attached to any approval, which requires further details of the external lighting, including a lighting plan, to ensure the proposed position and type of lights would not adversely affect the residential amenities of the neighbouring residents. 7.21 The submission includes a number of substantial fences ranging from 2 to 5 metres in height. The fences closets to the western boundaries are 3 metres in height; however, they do not run parallel with the southern boundary of the site, but rather run at 90 degrees with the boundary, which lessens the visual impact. It is also important to note the boundary wall 17 July 2014 14/00581/B Page 8 of 12
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between the site and properties along Westmorland Road has an approximate height of 2 to 3 metres and therefore the proposed fences would not result in a significant impact. Overall, the proposed scheme has some benefit to the residential amenities of the 7.22 neighbouring properties, given the amount and proximity of built development has reduced compared to when the hospital building where on site. The proposal will perhaps increase the level of disturbance during some times of the day, given the external play areas and pitches. The proposed lighting whilst having an impact will arguably have less of an impact compared to the previous lighting connected with the hospital, especially with a condition restricting the hours of operation. Parking/hiahwav issues 7.23 The Inspector should be satisfied that the proposed new scheme would not have a significant adverse impact upon highway safety. General Policy 2 paragraphs (h) and (i) are considered the relevant aspects of the policy to assess this proposal. Paragraph (h) states that any development should:- "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;" And paragraph (i) states that any development:- "does not have an unacceptable effect on road safety or traffic Hows on the local highways". Further to these policies, Transport Policy 4, 5, 6 and 7 require consideration. To 7.24 summarises these policies seek to ensure any new development provides appropriate connections to the existing highway network, including footpaths and cycle routes, whilst also providing adequate parking provision on site. 7.25 Transport Policy 8 requires a Transport Assessment to be submitted, which the applicant has. 7.26 In relation to on-site parking provision and movements of vehicles in the area/site, the submitted scheme would provide a total of 57 dedicated parking spaces, plus a further 11 spaces to either side of the drop off adjacent to the main entrance of the school. The submission indicates that the new school would employ 60 full/part time staff once the school is operating at full capacity. It also indicates that currently the two primary schools which have a capacity of 323 pupils, only 30 pupils arrive by car. 7.27 The applicants have also expanded on their statements included within the application, by indicating that the upper car park is envisaged to be used by staff, although 6 spaces are allocated to the Community Health Centre staff. Out of school hours the spaces would be used by the visitors of the youth and community facility. The lower car park again would be used by staff of the school and for the youth and community facility. TTiese spaces would also be available to visitors for longer stays. As for short stays the drop-off and pickup area fronting the school would provide the parking. Two lay-bys are also provided adjacent to the Special Needs entrance. 7.28 It should be noted that the Parking Standards listed within Appendix 7 of the lOM Strategic Plan, do not indicated the required level of off road parking spaces for schools or other educational facilities. 14/00581/B 17 July 2014 Page 9 of 12
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7.29 In relation to public transport and pedestrian traffic, the submission includes alterations to the road layout along Westmoreland Road which includes the provision of bus/coach lay bys, providing new bus shelters and a new zebra crossing. Furthermore, a new footpath would run through the site to the western boundary of the site where this would adjoin the public footpaths along Hillside Avenue and the foot path which runs from Ballakermeen Road in a southerly direction to Peel Road. It is identified that the area is well served by pedestrian links, the majority of which already serve the pupils of the two primary schools in the area. This is perhaps one of the aspects of travel which is most important, given the survey undertaken indicated that 77% of pupils walk to school, this is compared to only 7% arriving by car. It was noted that the bicycle store was fairly small compared to the size of the school. 7.30 However, as highlighted by the design and access statements given the age of the pupils it is unlike the majority of pupils would cycle to school, perhaps only Year six and staff. It is considered this is a reasonable point. 7.31 Overall the Transport Assessment concludes that: "...the prosed development is well located to take advantage of the sustainable transport facilities in die surrounding area. Furthermore, the report also demonstrates that the private car based trips associated with the proposed development can be accommodated on the local road network with no detrimental impact to the existing users." 7.32 The DOI Highway Services have considered the scheme and the details Transport Assessment and have no objection to the proposals. 7.33 For these reasons it is considered the proposals would comply with General Policy 2 and Transport Policy 4, 5, 6, 7 and 8 of the Isle of Man Strategic Plan. 8.0 CONCLUSION Overall, for the reasons given it is considered the proposals would comply with the relevant policies of the lOM Strategic Plan and therefore the application is recommended for an approval. 8.1 9.0 CONDITIONS 9.1 If the Inspector is minded to recommend to the Council of Ministers that the application is approved, the Planning Authority would suggest that the following conditions are attached to the approval notice:-
The development hereby approved shall not be occupied or operated until the parking and turning areas have been provided in accordance witii the approved plans. Such areas shall not be used for any purpose other than the parking and turning of vehicles associated with the 3. 14/00581/B 17 July 2014 Page 10 of 12
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development and shall remain free of obstruction for such use at all times, except for six spaces within the upper car park which can be used for the adjacent Community Health Centre. Reason: To ensure that sufficient provision is made for off-street parking and turning of vehicles in the interests of highway safety. The development hereby approved shall not be occupied or operated until the means of vehicular access, footpaths, drop of areas, bicycle store, zebra crossings, bus stops and bus lay-bys have ail been constructed in accordance with the approved plans, and shall thereafter be retained. 4. Reason: In the interests of highway safety. Notwithstanding the submitted details no development shall be commenced until soft landscaping scheme has been submitted to and approved in writing by the Planning Authority. Such a scheme shall include details of all tree/hedgerow/bushes/shrubs and other planting. All planting shall be carried out in accordance with the approved details in the first planting and seeding seasons following that first occupation of the school. Any trees or shrub which within 5 years from the completion of the development dies, is removed or becomes seriously damaged or diseased shall be replaced in the next planting season with another of similar size and species unless the Planning Authority gives written consent to any variation. 5. Reason: To ensure the provision of an appropriate landscape setting to the development. The development hereby approved shall not be commenced until details of refuse storage have been submitted to and approved in writing by the Planning Authority. The development shall not be occupied until the refuse storage has been provided in accordance with the details so approved, and shall thereafter be retained solely for this purpose. 6. Reason: In the interests of the appearance of the development and of the amenities of the area. Notwithstanding the details submitted regarding external lighting a further plan shall be submitted and approved by the Planning Authority and the development carried out only in accordance with those details. This approved lighting scheme requires all external lighting to be switched off either when the caretaker leaves the building or at 9pm whichever is sooner (excluding parents evening and other occasional school events). 7. Reason: In the interests of amenities 8. No approval is hereby given for the thirteen future parking spaces located to the northwest elevation of the building. Reason; In the interests of highway safety. Prior to the occupation of the school part of the post graduate medical centre is required to be demolition in accordance with the approved plans. 9. Reason: In the interests of highway safety and residential amenity. No development shall commence on site until a Travel Plan has been submitted to and approved in writing by the Local Planning Authority. The Travel Plan shall include details of implementation and monitoring and shall be implemented in accordance with these agreed details. TTte results of the implementation and monitoring shall be made available to the Local Planning Authority on request, together with any changes to the plan arising from those 10. 17 July 2014 14/00581/B Page 11 of 12
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results. Reason: In the interests of road safety and reducing vehicular traffic to the development. 14/00581/B 17 July 2014 Page 12 of 12
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Comments on behalf of the Highway Services. Department of Infrastructure - PA 14/0581/B Former Nobles Hospital Site. Westmoreland Road. Douglas. Isle of Man> IM140A Policy and Guidance
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Accessibility 4. Highway Services is satisfied that the development is accessible by sustainable modes of transport. Existing Traffic 5. Highway Services is satisfied the weekday two way traffic flow data presented by the developer represents expected traffic conditions on the roads adjacent to the proposed development. Vehicular Traffic Generation 6. Highway Services have no objection to the method used and the subsequent calculations detailed in the Transport Statement regarding trip generation and distribution. On this basis, there is no reason to anticipate that traffic generated as a consequence of the school will have a significant detrimental impact on the capacity and safe operation of the immediate local highway infrastructure. Traffic Distribution and Assignment 7. There is no indication that the new school site will draw significantly from a different residential catchment to that of the existing Ballacloan and Fairfield Schools 8. Highway Services consider the approach adopted provides a sound basis upon which to assess the impact of the development. Highway Capacity Impact 9. The impact of the vehicular traffic generated by the school and health facility on shared exit was modelled using PICADY 5, the results show the new shared exit operates within capacity within the modelled time periods. With both predicted RFC and queue output operating within their design capacity. 10. Highway Services is satisfied the traffic generated by the proposed development and the health care facilities will not create significant congestion or queuing on the adjacent road network. Safety & Accessibility Visibility Solavs 11. Isle of Man visibility splay standards are set out in the Department of Infrastructure - 'Policy and Rationale Relating to Highways, Transport, Drivers and Vehicles (2013)' 12. Westmoreland Road connects to the south east via Upper Church Street to Circular Rd (a District Distributor) and to the north east via Brighton Terrace and Rosemount to Bucks Road (a Primary Distributor). The fronting development on to Westmoreland Road is mixed use, including health care facilities, residential properties, a school, shops & offices.
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visibility for drivers' approaching a crossing to be 50m. Sketch 3 in the Transport Assessment indicates that for drivers' approaching the crossing from the south east to achieve the minimum forward visibility of the whole crossing an additional area of the DHSC car park boundary will need to be remodelled so no part of it is over 1.05m in height. Vehicle Tracking 23. Highway Services Division is satisfied that a bus can access and exit the proposed bus lay-by's safely. 24. Highway Services Division is satisfied that a patient transport vehicle can safely use the proposed access/exit arrangements for the health care facilities. 25. Highway Services is satisfied that a refuse collection vehicle can safely use the proposed school in/out access. Parking 26. Schools are not a development type included within the loM Strategic Plan Parking Standards. It is proposed that 54 standard and 3 disabled long stay parking spaces are provided for staff and 10 short stay parking spaces are provided for visitors. DEC estimate the required total staffing numbers for school when running at full capacity (420 pupils) to be 60. 27. Highway Services Division is satisfied that the development provides sufficient parking spaces for staff; however for reasons of sustainability the school should develop and implement an employee travel plan. Conclusion 28. Highway Services do not object to the proposed development. As it is considered that the proposed development will not materially affect road safety or create highway congestion. Conditions & Notes 29. Highway Services would request that planning conditions be added so that: • The development hereby approved shall not be brought in to use until the means of access has been constructed in accordance with the approved plans. Reason; this condition is imposed in order to secure satisfactory access to the proposed development in the interests of road safety. • The development hereby approved shall not be brought in to use until the vehicular access and parking spaces have been provided in accordance with approved plans. These vehicle parking facilities shall thereafter be retained. Reason; This condition is imposed in order to ensure that reasonable and adequate space is provide to meet normal parking demands and avoid the need for vehicles to park on the highway where they could adversely affect the safety of other highway users.
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• The development hereby approved shall not be brought in to use until the controlled pedestrian crossings have been installed in accordance with details to be submitted to and agreed in writing with the Planning Authority before such works are commenced. Reason; this condition is imposed in order to secure satisfactory access to the proposed development in the interests of road safety. • No development shall commence on site until a Travel Plan has been submitted to and approved in writing by the Local Planning Authority. The Travel Plan shall include details of implementation and monitoring and shall be implemented in accordance with these agreed details. The results of the implementation and monitoring shall be made available to the Local Planning Authority on request, together with any changes to the plan arising from those results. Reason; In the interests of road safety and reducing vehicular traffic to the development. • The development hereby approved shall not be brought in to use until the cycle parking facilities shown on the approved plans have been provided in full and made available for use. The cycle parking facilities shall be retained for use in accordance with the approved details at all times thereafter, \reason; To ensure that satisfactory facilities for the parking of cycles 30, Highway Services request that the following notes be added; • The grant of planning permission will require the applicant to enter into an appropriate agreement with the Highway Authority. The Highway Authority hereby reserves the right to provide the highway works within the highway associated with this proposal. Provision of the highway works includes design, procurement of the work by contract and supervision of the works. Kevin Almond Highway Services Department of Infrastructure Sea Terminal Building Douglas Isle of Man Page 5 of 5
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