**Document:** Officer Planning Report Recommendation **Application:** 10/01063/B — Conversion of redundant Medical Centre into office accommodation **Decision:** Permitted **Decision Date:** 2010-10-18 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/36708-braddan-former-postgraduate-medical-conversion/documents/1356903 --- # Officer Planning Report Recommendation **Application No.:** 10/01063/B **Applicant:** Department Of Health Estates Services Directorate **Proposal:** Conversion of redundant Medical Centre into office accommodation **Site Address:** Former Postgraduate Medical Centre Old Nobles Hospital Westmoreland Road Douglas Isle Of Man IM1 4QA ### Considerations Case Officer : Mr Ian Brooks **Expected Decision Level:** Planning Committee ### Written Representations ### Consultations Consultee : Highways Division Notes: approved Consultee : Douglas Corporation Notes: Does not object ### Officer's Report SITE The application site is former Postgraduate Medical Centre, located within the Old Nobles Hospital Complex situated off Westnmoreland Road. The application site is within an area zoned as an Area of Buildings for Civic, Cultural and other Special Use, in particular Hospital and Nobles Redevelopment, within the Douglas Local Plan 1998. ### Proposed Development The applications are seeking planning permission to convert Postgraduate Medical Centre into office accommodation for the Department of Health. Works comprise a general internal reorganisation/upgrade of existing facilities together with the incorporation of a limited number of new external windows and a door for a fire escape purposes. A timber glazed lobby area will be built on the northwest facing elevation of the building. ### Planning Status And Relevant Policies Within the adopted Isle of Man Strategic Plan 2007, the following policies are considered to be relevant in the determination of this application: Strategic Policies 6 and 9, General Policy 2, Business Policy 7, and Transport Policy 7 Business Policy 7 states that "New office space should be located within town and village centres on land which is zoned for the purpose on the appropriate area plan; exceptionally, permission may be given for new office space - (a) on approved Business Parks for Corporate Headquarters which do not involve day to day callers; or - (b) in buildings of acknowledged architectural or historic interest for which office use represents the only or most appropriate practicable and economic way of securing future use . Transport Policy 7 states that "The Department will require that in all development, parking provision must be in accordance with the Department's current standards." ## Planning History There have been previous applications on the site; however, none are considered relevant in the consideration of this application. ### Representations Highways Division of the Department of Infrastructure recommends approval of this application on the basis that the proposal makes use of existing car parking provision without prejudicing extant permissions for the proposed primary school on the adjacent site. Douglas Corporation has not commented on the application. ### Assessment The principal issues in assessing this application are a) Land use; b) Parking Provision, c) Impact on the surrounding residential properties and d) Impact on visual amenity of the locality. The following paragraphs deal with these issues in the above order. The relevant policy for consideration is Business Policy 7 of the Isle of Man Strategic Plan 2007. The policy deals with new office space, which could include applications involving a change of use of existing buildings into office uses and not just new build developments. Paragraph 9.3.3 of the Strategic Plan states that "The Department has supported the location of offices in town and villages centres for several reasons: - (a) such centres are accessible to all members of the community, staff and alike; - (b) the activity and range of services contribute to the vitality and success of the centres; and - (c) the investment in property can be used to renew the ageing fabric of our town centre buildings. Business Policy 7 requires new office space to be located on land which is zoned for the purpose in the appropriate area plan. The relevant area plan in this instance is the Douglas Local Plan 1998, which zones the site as an Area of Buildings for Civic, Cultural and other Special Use, in particular Hospital and Nobles Hospital Redevelopment. The proposed use is more ideally suited to a town centre location or an area zoned for office use. The proposed use would therefore be contrary the land use zoning of the Douglas Local Plan 1998. Business Policy 7 does allow exceptions to the presumption that office space be directed to land zoned for such purposes. These include areas approved as business parks and buildings of acknowledged architectural or historic interest where office use represents the only or most appropriate practicable and economic way of securing its future use. The site is not in a business park and the building does not have any architectural or historic interest and therefore this exception to the policy cannot be applied to allow the proposed use to operate from the units. The proposal is therefore contrary to Business Policy 7 of the Isle of Man Strategic Plan 2007. However, the Department of Health have indicated "As part of the Isle of Man Government's drive to reduce government expenditure as a whole through making better use of government owned assets, the proposal here is to convert the redundant Postgraduate Medical Centre into the Headquarters of the Department of Health. This relocation will in turn free up space in Markwell House to facilitate the Department of Social Care vacating Hillary House, which is in line with the strategy advised to Council of Ministers. It is considered that a balance has to be stuck between protecting the land use policies of the Isle of Man Strategic Plan and allowing the Department of Health to use a redundant building as a permanent base. It is acknowledged that the proposal is contrary to the provisions of the Isle of Man Strategic Plan; however, the site falls within the Central Area Boundary of the Douglas Local Plan Area and can be regarded a more sustainable location compared to other sites currently being used by the Department of Health. It is considered the proposed use should be approved on a permanent basis as the proposal makes use of redundant building and is in a relatively sustainable location. ## Parking Provision Appendix 7 of the Isle of Man Strategic Plan sets out two car parking standards for office development. One of the standards requires 1 space for every 15 square metres of net floor space for out of town offices. The other parking standard requires 1 spaces for every 50 square metres of net floor space for town centre office developments. The application site is not located within town centre and therefore the car parking standard to be used should be the 1 space for every 15 square metres of net floor space. However, the application site is on the periphery of the town centre and within walking distance of a number of bus routes. It is considered the most appropriate standard to use would be the 1 space for every 50 square metres of net floor space. The application is proposing to create 371.3 square metres of net office floor space which would equate to a requirement for 8 car parking spaces to be provided. The site will be providing 11 car parking spaces. The parking provision exceeds the car parking requirement as set by the Isle of Man Strategic Plan and therefore it is considered the parking provision to be acceptable. However, it should be noted that the indicative plans submitted alongside the approval in principle for redevelopment of Former Nobles site as primary school, outdoor football pitch and car parking shows a roadway and landscaping to the rear and side of the Postgraduate Medical Centre. If the reserved matters application is granted for this to occur, it would displace all the car parking spaces. The applicant would need to accommodate the parking spaces within the redevelopment scheme or provide alternative parking space. The applicant's agent has indicated that the timescale for the redevelopment of the site is uncertain at this moment in time. It is considered that a condition is required to ensure the spaces are provided for the use at all times. ### Impact On Neighbouring Properties The proposed use would not adversely impact on the residential amenity of the adjoining property, as the use will not generate any significant noise. ### Impact On Visual Amenity Of The Locality The proposed insertion of windows and doors are relatively minor works which will not adversely affect the visual amenities of the locality. The application is proposed to erect a timber glazed lobby area to replace the existing main entrance to the building. This structure will be similar in nature to the existing entrance to the building. The proposed structure would be visible from a public highway and therefore would have very little impact on the visual amenities of the locality. ### Recommendation It is recommended that the application be granted subject to conditions in the attached schedule. ### Party Status The local authority are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered "interested persons" and as such should be afforded party status. The Highways Division of the Department of Transport is now part of the Department of Infrastructure of which the planning authority is part of. As such, the Highways Division cannot be afforded party status in this instance. **Recommendation** **Recommended Decision:** Permitted **Date of Recommendation:** 03.09.2010 **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 permitted shall commence before the expiration of four years from the date of this notice. ## **C 2.** This permission relates to the use of the redundant medical centre as office accommodation as shown in drawing numbers 01, 02, 03, 04 and 05 date stamped 15th July 2010. ## **C 3.** The use hereby permitted shall be taken up only by the Department of Health or any other Government Department. ## **C 4.** The use hereby permitted shall not be commenced until the car parking and manoeuvring areas have been provided in accordance with the approved plans and those areas shall thereafter be kept available at all times for their respective purposes. ## **C 5.** No facing material shall be used other than materials similar to those used on the existing building. --- I confirm that this decision has been made by the Planning Authority in accordance with the authority afforded to it under the Town and Country (Development Procedure) 2005 **Decision Made :** __________________________ **Authority Meeting Date :** __________________________ **Signed :** __________________________ Presenting Officer 14 September 2010 10/01063/B Page 4 of 5 Further to the decision of the Authority an additional report/condition reason is required. Signing Officer to delete as appropriate YES/NO --- *Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).* *Canonical page: https://planningportal.im/a/36708-braddan-former-postgraduate-medical-conversion/documents/1356903*