**Document:** Officer Planning Report **Application:** 06/00141/B — Erection of an MEA sub-station for approved Sheltered Housing Development (04/01079B) **Decision:** Permitted **Decision Date:** 2006-03-27 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/80030-braddan-st-ninians-church-hall-st-mea-sub-station-approved/documents/1462277 --- # Officer Planning Report ## Planning Report And Recommendations [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] ### Considerations ### Written Representations ### Consultations ### Officer's Report #### Site The site of the proposed development is located along St Ninians Road, south of St Ninians Church. The site has been zoned under the Douglas Local Plan Order 1998 as being an area of buildings for civic, cultural and other special use, in this case Worship. The area is not within a Conservation Area. Along the boundary which runs along St Ninians Road the treatment consists of a 1 metre high stone wall, as well as a number of trees and bushes. #### Planning History - Erection of a detached MEA sub station for approved Sheltered Housing Development (05/92164/B), Withdrawn, due to concerns from the DoT. - Revised car parking to previously approved Sheltered Housing Scheme to separate car parking for church and residential housing scheme (05/01302/B), Approved. - 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 (Resubmission 05/00038/B), Approved. - 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 (04/01079/B), was refused on the grounds that: - The proposed sheltered housing complex would be of a height, form, and style which would be inappropriate so close to St Ninian's Church, and would thus affect adversely the setting and landmark quality of the Church. - The development would result in the undesirable and unwarranted loss, or eventual loss, of trees which are attractive and of public amenity value. - It is not at this time possible to provide a supply of potable water to serve the development. - Approval in principle for demolition of church hall, erection of dwellings and replacement hall (01/02426/A), Approved. - Approval in principle for demolition of existing hall & erection of new hall, community housing, access and car parking (00/00595/A), Refused. - St Ninian's Church is a building of architectural and historic interest; new building on the land to the south of the nave or to the east of the east window would affect adversely the setting of the church and also views of it from Ballaquayle Road, and would thus be detrimental to this interest. NOTE: It is recommended that the applicant consult with the Department's Conservation Officer with regard to the preparation of a revised application in respect of the land to the east of the path and south of the church. ### Proposal The application proposes the erection of an MEA sub-station for approved Sheltered Housing Development (04/01079/B). The sub-station would be a single story gable end roof extension attached to the approved block 2. The station would have a width of 6.5 metres, a front projection from the gable end wall of block 2 of 5.5 metres and a maximum height of 5.4 metres. The proposal would be constructed with materials which match the approved development, i.e. either stone wall finish or a render finish. ### Representations The Douglas Corporation has considered the application and has no objections. The Department of Transport view is that the proposal would not cause any adverse impacts, subject to a condition for visibility splays of 2 metres by 23 meters are required to serve the needs of this development. We have received no privately written representations objecting to the application. ### Assessment / Recommendation The design and scale of the proposed sub-station would seem to fit in well with the approved buildings for the Sheltered Housing scheme. My concern is the forward projection the proposal has towards St Ninians Road. In most circumstances there are building lines of existing properties which could be used to help determine whether a proposal would be appropriate in a particular position. In this case there are no buildings on the northern side of St Ninians Road which produce a building line. Prior to this submission it was suggested that if possible the sub-station would be set further back from the road, however the applicant indicated that there are a number of problems with the location of certain cables, hence the location of the proposal. The substation will be used by the MEA and to serve other customers, apart from the St Ninian's Sheltered Housing development, they have expressed a preference for the sub-station to be accessible directly off the public highway and with 24 hour unobstructed access. The proposal would be more appropriate if it were not projecting as forward towards St Ninians Road as it is, However the design is of a high standard and as the boundary treatment will lessen the visual impact along the street scene. For these reasons the proposal would seem adequate in this location and therefore my recommendation is for an approval. I consider that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status: The Douglas Corporation The Department of Transport ### Recommendation **Recommended Decision:** Permitted **Date of Recommendation:** 20.03.2006 ### 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 C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice. C 2. This approval relates to the submitted documents and drawings 10 REV R and 16 REV E all received on 27th January 2006. C 3. Visibility splays of 2 metres by 23 meters are required to serve the needs of this development. I confirm that this decision accords with Government Circular Nos 44/05 (Delegation of Functions to Director of Planning and Building Control) and 47/05 (Delegation of Functions to Senior Planning Officer) Decision Made : Permitted _______________ Date : 24/3/06 Signed : _________________________ M. I. McCauley Director of Planning and Building Control --- *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/80030-braddan-st-ninians-church-hall-st-mea-sub-station-approved/documents/1462277*