**Document:** Planning Officer Report and Recommendations **Application:** 04/01079/B — Erection of a sheltered housing complex to replace existing church hall with associated car parking, new access road, landscaping and the creation of a car park for sole use of church members **Decision:** Refused **Decision Date:** 2004-09-16 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/75829-braddan-land-at-st-ninians-church-access-replacement/documents/1409945 --- # Planning Officer Report and Recommendations ## Planning Report And Recommendations [Table omitted in markdown export] ### Considerations [Table omitted in markdown export] ### Written Representations We have received no private representations for this application. ### Consultations [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] ## Policy ### Officer's Report 1. The site comprises the complete curtilage of St Ninian's Church, at the junction of Ballaquayle Road and St Ninian's Road. 2. The site is zoned on the Douglas Local Plan for the purpose of Worship. It is beyond the Ballaquayle Road Conservation Area. In the Written Statement, there is the following relevant policy:- "2.1B The provision of sheltered housing within the curtilage of St Ninian's Church is to be supported. 3. The planning history is relevant:- a) 00/595 - Refused; and b) 01/2426 - Approved. 4. The application proposes:- a) the erection of sheltered housing on the S.E quarter of the site; b) the construction of a car-park for the church, at the N.E corner of the site; and c) site works, including a new access road, and landscaping. 5. Having regard to the Local Plan policy, the principle issues are, I suggest:- a) the impact on the appearance of the church and its setting; b) the impact on the trees; c) the impact on the housing on St Ninian's Road; and d) the adequacy of the facilities and amenities for the proposed housing. The usual water supply problem is also pertinent. 6. Impact on the Church See Mr Moore's report in terms of the appropriateness of the architecture relative to that of the church. The principle impacts are on the setting of the church. The landscaping could be positive, but there may be concern that, in some view, the landmark quality of the church could be demeaned by these proposed buildings. 7. Impact on trees There are trees along the eastern boundary of the site, and also the southern roadside boundary. The application proposes that these should be retained except for:- a) two on the St Ninian's Road frontage where the access would be formed; and b) a group near to "Block 2". See report from DAFF. 8. Impact on St Ninian's Road housing There would be approximately 25m clearance between the proposed and the existing housing. The ground floor level of the South Block would be some 21/2 m higher than that of the existing housing. The South Block includes second-floor accommodation in the roof space, lit by dormers. There is a pedestrian site access opposite No.18. There have not been any written representations from local residents. 9. Adequacy of facilities / amenities The housing would be exclusively for "the elderly", and there would be estate management and some communal facilities. "The elderly" is apparently 50+. There would be 27 apartments and 27 parking spaces. The general environment, outlook, and availability of green space are all satisfactory. Only limited external private space. I have framed an approval for consideration by S Moore / Director / Planning Committee. Conservation Officer's Report I have been involved in various discussions regarding this scheme. At previous, pre-application meetings we had discussed about gaining views from St Ninian's Road into the courtyard thereby avoiding the creation of a solid wall along the road and offering some permeability to the scheme. This permeability is found opposite in the 1940/50's houses. There is one 'punctuation' of the facade that offers a glimpse but sadly only the one. We discussed the handling of the corners suggesting that they could be more transparent. The suggestion was that given the sue of the corner block onto St Ninian's Road as a Day Care Centre, the façade could be glazed offering a lightness and transparency. This was obviously not taken up in the design. The architect's have reduces the massing of the roof and lighted the brickwork up to first floor window cill. This does give the complex a suggestion of height. I have reservation about the canopies over the stone bays on the perimeter Elevation. They appear out of proportion with the 'strength' of the stone bay. In this situation, I may have continued the roof slope to form the roof of the canopy over the stone bay helping to anchor the building into the ground (this is) my opinion obviously. The arched headed windows to the Ground Floor may be better with a flat head thereby giving more emphasis to the difference between the Ground Floor 'Base' and the First Floor. I still have reservations about the scale / massing and whether is should have more views into and out of the development. Whether the architect should draw on that of the church is debatable. To my mind, you either 'ape' the building or contrast with it - this is obviously the latter. It does however, relate more to the housing opposite. Recommendation Recommended Decision : Permitted Date of Recommendation : 10.08.2004 Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal - : Notes attached to refusals R 1. The proposed sheltered housing complex would be of a height, form, and style which would be inappropriate so St Ninian's Church, and would thus affect adversely the setting and landmark quality of the Church. R 2. The development would result in the undesirable and unwarranted loss, or eventual loss of trees which are attractive and of public amenity value. R 3. It is not at this time possible to provide a supply of portable water to serve the development. Decision Made : ... dcreprec.doc Committee Meeting Date : ... ## Continuation Sheet Application No. 04/1079. Page of confirmed refusal at review 12/11/04 SFC [Table omitted in markdown export] --- *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/75829-braddan-land-at-st-ninians-church-access-replacement/documents/1409945*