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14/01441/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 14/01441/B Applicant : Department Of Health & Social Care Proposal : Erection of extension to form records store Site Address : Peel Medical Centre Westlands Peel Isle of Man IM5 1HU
Case Officer : Mr Edmond Riley Photo Taken : 07.01.2015 Site Visit : 07.01.2015 Expected Decision Level :
Officer Delegation
Officer’s Report
1.0 THE SITE
1.1 The application site is the curtilage of the Peel Medical Centre, the construction of which was recently completed within the grounds of the Corrin Memorial Home.
1.2 It is quite a top-heavy building, giving the impression of being single storey but in fact has a quite substantial two-storey core. In this, it looks like a traditional medical centre design, and has a complex roof arrangement comprising various hips and connections, although the use of consistent pitch angles and material bring the whole together as a unified design. The footprint of the building is also quite varied, offering various cut-outs, small porch-style elements and a single angled corner at the southern extent. It is finished in a sandstone-coloured masonry blockwork with roughcast render above; the rooftiles are imitation slate.
2.0 THE PROPOSAL
2.1 Full planning approval is sought for the erection of an extension to "in-fill" one of the cut-outs mentioned above: this would be in the western corner of the building, single storey, and with a hipped roof. The extension would be finished to match the existing building.
2.2 As originally proposed, the extension was flat-roofed and to the southwestern edge of the building - that is, immediately adjacent the Westlands highway. The agents were advised that a flat-roof extension here would be wholly inappropriate and would not receive officer support. Following extension negotiation a revised design was submitted. These plans were circulated to the interested parties for a 21-day period.
3.0 PLANNING HISTORY
3.1 The building was granted full planning approval under PA 08/02086/B. No other applications submitted on this site are considered to be of material relevance to the determination of the current application.
4.0 PLANNING STATUS
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14/01441/B
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4.1 The application site is located within an area identified as being "Corrin Memorial Home" by the Peel Local Plan. Within the Local Plan, paragraph 11.1 states: "Any future strategy for the provision of health services for Peel should take into account the potential increase in population relative to the areas which have been allocated for residential development."
4.2 Within the adopted Strategic Plan, Community Policy 6 is relevant: "New community health care facilities and extensions to existing facilities will be permitted provided that they:
(a) would not result in an over concentration of such uses in a particular area; (b) would not have an unacceptable effect on the residential or prevailing character or amenity of the area; (c) would be easily accessible; and (d) would not have an unacceptable impact on the local highway network."
4.3 Also relevant are parts of General Policy 2: "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:
(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; (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; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan".
4.4 The Parking Standards within Appendix 7 of the Strategic Plan set out that medical/health services require 3 spaces per consulting room, plus staff parking.
5.0 REPRESENTATIONS
5.1 Peel Town Commissioners recommended approval to the proposal on 16th January 2015. They reiterated this position on 23rd February 2015.
5.2 Highway Services offered no objection to the proposal on 16th January 2015.
6.0 ASSESSMENT
6.1 In the first instance, it is most welcome that a revised scheme has been submitted. The design originally proposed would have harmfully undermined the original design approach to the building as a whole and, in a very prominent position, could have been damaging to the character of the area as a whole.
6.2 The design now proposed reflects the existing building in terms of design approach and is therefore judged acceptable. The location of the proposed extension is not especially visible from public viewpoints - certainly far less so than the previous location - though the acceptable design proposed makes this matter less of a concern.
6.3 The limited size of the extension could not be said to be in conflict with part (a) of Community Policy 6 and is otherwise in compliance with that policy.
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14/01441/B
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6.4 As originally designed, the medical centre had an overprovision of car parking such that the additional one space required under Strategic Plan standards is capable of being accommodated within the site.
7.0 RECOMMENDATION
7.1 It is therefore recommended that planning approval be granted.
8.0 INTERESTED PERSON STATUS
8.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure) (No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application, Highway Services, and the Local Authority in whose district the land the subject of the application sits.
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 12.03.2015
Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal O : Notes attached to refusals
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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
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This approval relates to the plans carrying the references SC1347/P/10-01 rev A and SC1347/P/10-10 rev A, both date-stamped as having been received 6th February 2015.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer.
Decision Made : Permitted
Date : 13.03.2015
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14/01441/B
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Determining officer (delete as appropriate)
Signed :... Chris Balmer
Senior Planning Officer
Signed :... Sarah Corlett
Senior Planning Officer
Signed : Michael Gallagher Michael Gallagher
Director of Planning and Building Control
Signed :... Jennifer Chance
Head of Development Management
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