25 October 2022 · Planning Committee
Land At Cronk Grianagh, Braddan Road, Strang, Douglas, Isle Of Man, IM4 4qp
The site is a cleared brownfield area, formerly the Mannin Infirmary, now mostly hardstanding and scrubland, located near Noble's Hospital and designated for predominantly residential use in the Area Plan for the East.
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The proposal conflicts with the 'predominately residential use' designation (BH034g) in the Area Plan for the East and General Policy 2, but the benefits of providing a much-needed Sexual Assault Refe…
General Policy 2
Requires development in accordance with land use designations. Proposal conflicts with 'predominately residential' zoning but accepted as benefits outweigh, site history of health use, small portion affected, and no prejudice to adjoining land (GP2 k).
Strategic Policy 1
Efficient use of land and resources. Brownfield site redevelopment for essential healthcare justified.
Environment Policy 4
Wildlife and nature conservation. PEAR addressed impacts; conditions ensure protection of bats, frogs, and mitigation for habitat loss.
Environment Policy 13
No unacceptable risk of flooding. Site not in high flood risk; surface water issue to west does not affect proposal.
Transport Policy 4
Highway safety. Access, visibility, turning, and parking compliant per Highway Services.
Community Policy 6
New community health care facilities. Directly supports essential Sexual Assault Referral Centre.
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.
Soft landscaping details
Prior to the commencement of any development full details of soft landscaping works shall be submitted to and approved in writing by the Department. This landscaping plan should contain: o Details about the number, location and species of trees to be planted; o Details of new native planting along the eastern boundary of the site; o Details of how and where the new sod banks are to be created. o Details - species composition and methodology - for establishment of the various wildflower areas, as well as details about how these are to be managed going forward. Reason: To mitigate the loss of scrub, trees and grassland across the site, and also to provide visitors and workers with a comforting and supportive environment. 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 facility, whichever is the sooner. Any trees or plants which die or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species. Reason: To ensure the provision of an appropriate landscape setting to the development and to improve ecology on the site.
Precautionary method for frogs
The works must be undertaken as per the Precautionary Working Method Statement for Common Frogs, contained in Appendix III of the MWTs PEAR. Reason: To protect frogs and lizards against damage or disturbance during construction.
Bat roost inspection on stone wall
No works to take place on the existing stone wall until a preliminary bat roost inspection, and the results of any additional bat emergence surveys, have been undertaken by a suitable qualified ecological consultancy and a report detailing the findings, including proportionate avoidance and mitigation measures, has been submitted to Planning for written approval. The works must then be undertaken in line with the measures contained in the agreed report. Reason: To protect legally protected roosting bats from damage or disturbance.
Bird boxes and bug hotel plan
Prior to the commencement of any development details shall be submitted to and approved in writing by the Department which provided bird boxes and bug hotel plan, showing the location and type of bird boxes and bug hotels to be installed across the site, has been submitted to Planning for written approval (could be incorporated into the landscape plan). Reason: To mitigate the loss of scrub, trees and grassland across the site.
Bat-friendly external lighting
No external lighting to be installed unless a low level lighting plan, adhering to best practise for Bats (BCT Guidance on bats an artificial lighting) has been submitted to and approved in writing by the Department and this lighting plan is fully adhered to and retained thereafter. Reason: To protect legally protected roosting bats from damage or disturbance.
Invasive species removal
Should any Schedule 8 invasive plan species 'cotoneaster' be found on the site it must be removed and incinerated on site. Reason: To prevent the spread of Wildlife Act Schedule 8 invasive non-native plant species.
Parking and turning areas
The development hereby approved shall not be occupied or operated 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 for such use at all times. Reason: To ensure that sufficient provision is made for off-street parking and turning of vehicles in the interests of highway safety.
Bicycle and motorcycle parking
The development shall not be occupied or operated until the bicycle store and motorcycling parking bays(s) have been provided in accordance with the approved plans. The bicycle store and/or motorcycling parking bays shall be retained at all times thereafter. Reason: To promote sustainable travel in the interests of reducing pollution and congestion.
No significant negative impact upon highway safety, network functionality and/or parking. Compliant for highway aspects including access, visibility, parking, turning, accessible bays, EV charging, and cycle/motorcycle parking.
No objection to removal of 7 small trees (including one category B Scots pine); recommend pre-commencement replanting plan.
No objection subject to conditions on landscaping, frogs, bats, bird boxes/bug hotels, lighting, and invasive species removal; PEAR report acceptable.
Highway Services, DEFA Ecosystems Policy, and DEFA Forestry all raised no objections to application 22/01069/B, with Ecosystems and Forestry requesting specific ecological and tree replanting conditions.
Highway Services Division
No ObjectionAfter reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking.; The proposal is compliant for the highway related aspects, including accessibility, pedestrian and vehicular access, visibility splays, 13 space car park calculated to suit the end user requirements and turning as demonstrated by the swept path analysis for a large waste collection vehicle.
DEFA Ecosystems Policy
Conditional No ObjectionThe Ecosystem Policy Team can confirm that the Manx Wildlife Trust’s Preliminary Ecological Appraisal Report for the Former Mannin Infirmary Site dated August 2022, is all in order and that a suitable level of assessment has been undertaken.
Conditions requested: A detailed landscaping plan must be provided to Planning for written approval prior to commencement of development. This landscaping plan should contain: Details about the number, location and species of trees to be planted; Details of new native planting along the eastern boundary of the site; Details of how and where the new sod banks are to be created. Details - species composition and methodology - for establishment of the various wildflower areas, as well as details about how these are to be managed going forward.; The works must be undertaken as per the Precautionary Working Method Statement for Common Frogs, contained in Appendix III of the MWTs PEAR.; No works to take place on the existing stone wall until a preliminary bat roost inspection, and the results of any additional bat emergence surveys, have been undertaken by a suitable qualified ecological consultancy and a report detailing the findings, including proportionate avoidance and mitigation measures, has been submitted to Planning for written approval. The works must then be undertaken in line with the measures contained in the agreed report.; No construction works to take place until a bird box and bug hotel plan, showing the location and type of bird boxes and bug hotels to be installed across the site, has been submitted to Planning for written approval (could be incorporated into the landscape plan).; No external lighting to be installed unless a low level lighting plan, adhering to best practise for Bats (BCT Guidance on bats an artificial lighting) has been submitted to Planning for written approval.; The Schedule 8 invasive plan species ‘cotoneaster’ must be removed and incinerated on site.
DEFA Forestry
Conditional No ObjectionThe application involves removal of 7 small trees, one of which is a category B scots pine, this tree is small in size and would easily be able to be mitigated with replanting. The Department does not object to the removal of the 7 trees. We would strongly recommend that a pre commencement condition is recommended for a detailed replanting plan, showing species, size and planting density.
Conditions requested: a pre commencement condition is recommended for a detailed replanting plan, showing species, size and planting density
