10 August 2021 · Delegated - Principal Planner Chris Balmer
Cronk Grianagh Park, Braddan Road, Strang, Douglas, Isle Of Man, IM4 4nu
The proposal involves building a toilet block measuring 6.74m x 4.8m with male, female, and disabled facilities, a flat roof at 3.3m height, a fabric canopy rising to 8.25m over the front and seating area, and concrete amphitheatre-style steps 14.5m wide and 2m high on the northern side of the skate park within a 9-acr…
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The officer concluded the proposal accords with General Policy 2 of the IOM Strategic Plan, as the principle of erecting public toilets and seating was established by the extant approval of PA 19/0100…
General Policy 2
Requires development in accordance with land-use zoning that respects site/surroundings in siting, scale, design; does not adversely affect landscape character, amenity, trees, or safety. Officer assessed the toilet block, canopy, and seating as compatible with public open space zoning, centrally sited with vegetation screening minimising visibility, scale appropriate for park facilities, and tree protection ensuring no adverse impacts, thus fully compliant.
Recreation Policy 2
Prohibits development adversely affecting open space or recreation facilities unless alternative provision or community gain with no significant effect. As the proposal adds facilities to existing public park without loss of open space, it supports rather than conflicts with recreational value and was deemed appropriate.
Community Policy 7
Requires design to prevent crime and anti-social behaviour. Officer noted no increased security concerns over existing park risks, with no IOM Constabulary comments, finding it acceptable as previously assessed.
Design of public open space (Appendix 6)
Emphasises integral design for recreational value, maintainability, incorporating landscape features like trees. Proposal integrates with park layout, protects trees, adds usable seating near skate park, and builds on existing paths, meeting open space design criteria.
Time limit
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
Tree protection measures
Prior to the commencement of the development hereby approved, the protection measures detailed on the Tree Protection Plan (18/2680/24), submitted in support of the application shall be fully installed and implemented and retained for the duration of the construction process, unless otherwise stated. Within the Construction Exclusion Zones identified on this drawing, nothing shall be stored, placed or disposed of above or below ground, the ground level shall not be altered, no excavations shall be made, no mixing of cement or use of other contaminating materials or substances shall take place, nor shall any fires be lit, without prior written consent of the Department. Reason: To ensure the protection of high quality trees.
Arboricultural Method Statement
Prior to the commencement of the development hereby approved an Arboricultural Method Statement (AMS), adhering to the recommendations of BS5837:2012 (Trees in relation to design, demolition and construction - recommendations), shall be submitted to and approved in writing by the Department. The AMS should address how the excavations required to install the foul drain shall be undertaken without having an adverse impact on the heath and longevity of retained trees. The agreed protection measures and construction methods shall be adhered to in full. Reason: To ensure the protection of trees.
no highways interest in the application
do not oppose the application
do not object subject to conditions to limit the impact of the development on important trees
do not object
DEFA Forestry provided conditional no objection with specific tree protection conditions after amended plans; Braddan Parish Commissioners, DOI Highways, and DOI Flood Risk Management all raised no objections.
Key concern: potential damage to large mature trees from foul drain excavation
DEFA Forestry
Conditional No Objectionif this application is approved I recommend that you consider applying conditions to address the following concerns; If this application is not forthcoming, however, I would like to lodge my objection to this application; the route of the proposed services (water/electricity) and foul drains have the potential to cause significant damage to important amenity trees
Conditions requested: Clarification is required that the services and foul drain shall be installed in the locations shown on tree protection plan (18/2680/24), not the proposed site plan (18/2680/12C); Prior to the commencement of the development hereby approved, the protection measures detailed on the Tree Protection Plan (18/2680/24), submitted in support of the application shall be fully installed and implemented and retained for the duration of the construction process, unless stated otherwise. Within the Construction Exclusion Zones identified on this drawing, nothing shall be stored, placed or disposed of above or below ground, the ground level shall not be altered, no excavations shall be made, no mixing of cement or use of other contaminating materials or substances shall take place, nor shall any fires be lit, without prior written consent of the Department; Prior to the commencement of the development hereby approved an Arboricultural Method Statement (AMS), adhering to the recommendations of BS5837:2012 (Trees in relation to design, demolition and construction - recommendations), shall be submitted to and approved in writing by the Department. The AMS should address how the excavations required to install the foul drain shall be undertaken without having an adverse impact on the health and longevity of retained trees. The agreed protection measures and construction methods shall be adhered to in full
Braddan Parish Commissioners
No Objectionhad no objection to any of them
DOI Highways
No ObjectionNo Highways Interest
DOI Highways
No Objectioncontinue apply no highway interest in this proposal
DOI Flood Risk Management
No ObjectionDNO
