Planning Officer Report

Planning Officer Report And Recommendations {{table:20367}}

Officer's Report

The Application Site

1. The application site comprises a parcel of land, which consists of undeveloped hardstanding, located within the Isle of Man College Campus in Douglas.

The Proposal

1. The proposal comprises the construction of a new car park.

Planning History

1. Whilst the application site has been the subject of previous planning applications it is considered that none of these are specifically material to the assessment of this current planning application.

Planning Policy

1. In terms of land use designation the application site is located within a wider area of land that is designated as Area of Buildings for Civic, Cultural & other Special Use (Education) under the Isle of Man Planning Scheme (Douglas Local Plan) Order 1998.

1. In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered specifically material to the assessment of this current planning application. General Policy 2 states:

"Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:

• (a) is in accordance with the design brief in the Area Plan where there is such a brief;
• (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;
• (c) does not affect adversely the character of the surrounding landscape or townscape;
• (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
• (e) does not affect adversely public views of the sea;
• (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
• (g) does not affect adversely the amenity of local residents or the character of the locality;
• (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;

• (i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
• (j) can be provided with all necessary services;
• (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
• (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
• (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
• (n) is designed having due regard to best practice in reducing energy consumption."

Representations

1. Douglas Borough Council has no objections to the planning application.
2. The Department of Infrastructure Highways Division highlighted that the visibility onto Greenfield Road does not currently meet visibility standards. However, they noted that the necessary work to achieve this was possible and suggested that could be addressed by planning condition.

Assessment

1. The proposed car park, which will serve existing and future users of the college, is considered to be largely unobjectionable as it is a compliant use within the overall campus. There are no significant harmful impacts on public amenity or private amenity. The concern over visibility onto Greenfield Road, highlighted by the Department of Infrastructure Highways Division, can be addressed by planning condition. This has been discussed with the applicant's agent, who have confirmed that such a planning condition is acceptable to their client.

Recommendation

1. It is recommended that the planning application be approved.

Party Status

1. It is considered that the following parties that made representations to the planning application should be afforded interested party status:

Douglas Borough Council.

1. It is considered that the following parties that made representations to the planning application should not be afforded interested party status:

The Department of Infrastructure Highways Division.

Recommendation
Recommended Decision:	Permitted
Date of Recommendation:	09.07.2012

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 approval relates to drawing no.s 001 and 002 rev. A date stamped the 31st May 2012.

C 3.

Prior to the first use of the car park visibility splays of a minimum of 2.4m x 36m at a height of 1.05m at the junction of the access road with Greenfield Road must be provided. In the interests of highway safety such visibility must be maintained thereafter.

N 1.

The provision of visibility in accordance with condition no. 3 primarily relates to work to the overgrown grass bank to the left as vehicles enter Greenfield Road. If necessary, the applicant should discuss requirements with the Department of Infrastructure Highways Division.

N 2.

Whilst not within a public highway and therefore not subject to relevant legislation the Department of Infrastructure Highways Division has indicated that they are willing to offer advice to ensure that signage is clear, appropriate and unambiguous.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.

Decision Made : Permitted Date : 12.7.12

Determining officer (delete as appropriate)

Signed : _________________________ Anthony Holmes Senior Planning Officer

Signed : _________________________ Michael Gallagher Director of Planning and Building Control

Signed : Samuel Sarah Corlett Senior Planning Officer

Signed : _________________________ Jennifer Chance Development Control Manager