**Document:** Officer Planning Report **Application:** 06/01693/B — Creation of a temporary car park and re-surfacing of east driveway and creation of contrasting coloured footway adjacent to existing driveway **Decision:** Permitted **Decision Date:** 2007-02-08 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/81823-braddan-international-business-school/documents/1482806 --- # Officer Planning Report ## Planning Report And Recommendations [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] ### Considerations [Table omitted in markdown export] ### Written Representations ### Consultations [Table omitted in markdown export] **Consultee:** S.P.M.C. & E. **Notes:** **Consultee:** Manx National Heritage **Notes:** Lengthy response regarding archaeological issues. See original correspondence. --- ### Officer’s Report #### The Application Site And Proposed Development The site is defined, albeit not by a red line, as the access drive between the East Lodge and the Mansion House at the Nunnery Estate, and an area between the old stables and the walled garden. The estate is "blue-lined". On the Douglas Local Plan, the Estate is zoned as Private Woodland. Most of the buildings within the Estate are of special architectural and historic interest but they have yet to be Registered. There is good reason to believe that there is significant archaeological interest dating from as early as the Twelfth Century. #### The application proposes a) the formation of a "temporary car-park" on the land to the north of the stables; and b) re-surfacing / widening of the access drive such as to provide a footway. #### Planning History It is material to have regard to the following previous application in respect of the Nunnery Estate:- PA 03/01429: Change of use of Nunnery Estate to permanent use as a Business School and uses incidental thereto, including additional car parking, teaching facilities and associated residential accommodation indicated within master plan. Approved 09.01.04 Condition (3) of that approval is as follows:- (3) Area 2: Use of this Area for car-parking, as proposed, should not, if possible, involve the removal of above-ground walling or the reduction of existing ground levels; should such a reduction be judged essential, archaeological investigation and recording must first take place. #### Representations The Highway Authority, the Local Authority, the MEA, and the Disability Access Officer all have no objections or have made only standard comments. The SPMCE has no objection, but has expressed concern about neglect of some of the buildings. MNH has requested certain archaeological works in the event of approval. #### Assessment The use of this land for car-parking in association with the use of the Nunnery as a Business School has been effectively approved by the decision in respect of PA 03/1429. The detailed issues arising from the proposal for car-parking are threefold:- a) the impact, if any, on above-ground walling and buildings adjoining the car-park; b) the need for archaeological investigation, having regard to the extent and nature of the works; and c) the appearance of the detailed treatment proposed. None of the above-ground structures would be removed or altered. However, there are no proposals for protection during the engineering operations or, indeed, thereafter. The proposals involve stripping "150mm topsoil and vegetation." This is a reduction in ground level, and should therefore prompt the archaeological investigation set out in MNH's letter of 2nd November 2006. In terms of appearance, the following elements would be undertaken:- - (i) surfacing in compacted hardcore, retained where necessary by timber edging; - (ii) timber fencing, 1.3m height, across the gaps either side of the free-standing wall; and - (iii) "floodlighting" fixed to the walls of the adjoining buildings. Subject to submission of details of (iii), I judge these proposals to be acceptable. The re-surfacing works to the driveway are also acceptable. ### Party Status All of the government agencies which have made representations have sufficient interest to be accorded party status. The SPMCE does not. ### Recommendation **Recommended Decision:** I recommend that the application should be approved for a period of, say, 3 years, subject to conditions addressing the need for archaeological investigation, protection of structures, details of lighting, and removal of temporary works in due course. **Date of Recommendation:** 25.01.2007 ### 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 is for a period of 3 years from the date of this notice, after which period, if there is not by then an approval for a further period, the proposed fencing and lighting must be removed. C 3. Prior to the commencement of any other works, the following archaeological investigation must be undertaken a) hand excavation of a small number of shallow test pits to check the depth of top soil cover; b) stripping of topsoil from the site of the proposed car-park; c) stripping of topsoil from the proposed turning areas and drop-off points outside of the car-park entrance and close to the former chapel; and d) archaeological recording of any features so exposed in these areas. It is recommended that MNH be consulted hereon. C 4. Prior to the erection / installation of the proposed flood lighting, details thereof must be submitted to and approved by the Department. C 5. Prior to the commencement of any works, there must be submitted to and approved by the Department a method statement demonstrating how the proposed engineering operations will be undertaken without causing damage to the buildings and structures which adjoin the site; the operations must be carried out in accordance with the approved statement. C 6. Subject to the above conditions, this approval relates to drawings 1052-01, -02, -03, -04, and -05 date-stamped 4/10/06. N 1. The applicant/developer is recommended to consult with the Manx Electricity Authority 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 : Date : 4/10/06 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/81823-braddan-international-business-school/documents/1482806*