Officer Report

Application No.: 15/00399/B Applicant: Douglas Borough Council Proposal: Erection of a modular building to provide staff welfare facilities Site Address: Ballaughton Nurseries Harcroft Douglas Isle Of Man IM2 1JJ Case Officer : Miss S E Corlett Expected Decision Level: Officer Delegation

Officer’s Report THE SITE

1.1 The site is Ballaughton Nurseries which is an area of around 4.8 hectares situated between Pinehurst Avenue, Harcroft Meadow and Lheannag Park in the middle of a residential area on the outskirts of Douglas. The site is accessed from the Castletown Road opposite Spring Valley and accommodates greenhouses, polytunnels and sheds along with car parking facilities and a large area of nursery where plants are grown. The nursery is owned and maintained by Douglas Borough Council. THE PROPOSAL - 2.1 Proposed is the installation of a welfare building which is a temporary building which has a footprint of 22m by 9.5m in the form of a modular unit. The structure will be 3m high and flat roofed. The structure will be alongside the car park and provided for welfare facilities for those working within the site. Three smaller temporary units will be removed as part of the proposal. The outside of the building will be clad in red cedar panels and plastisol sheeting. PLANNING STATUS AND POLICY - 3.1 The site is identified as Nursery Garden on the Douglas Local Plan of 1998. The proposal is compatible with that land use and as such the provisions of General Policy 2 are applicable in this case:

"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 space 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 adverse 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."

PLANNING HISTORY

4.1 The site has been the subject of a number of applications for facilities associated with the nurseries, none of which is considered relevant to the consideration of the current application. REPRESENTATIONS - 5.1 Department of Infrastructure Highway Services and Douglas Borough Council indicate that they do not object to the application (11.05.15 and 22.04.15 respectively) ASSESSMENT - 6.1 The proposed structure is hidden from public view and associated with the maintenance of the site for its authorised purpose. It will also replace structures which are less attractive and some in poor repair. The proposal complies with all of the provisions of General Policy 2 and will enhance the use of the site for the benefit of the town. The application is recommended for approval. PARTY STATUS - 7.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:

• (a) The applicant, or if there is one, the applicant’s agent;
• (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested;
• (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material;
• (d) The Highways Division of the Department; and
• (e) The local authority in whose district the land the subject of the application is situated.

Recommendation Recommended Decision: Permitted Date of Recommendation:

12.05.2015

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 approved shall be begun before the expiration of four years from the date of this decision notice.

Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

This approval relates to drawings BE &S.13.031.1001B, BE &S.13.031.1002B, BE &S.13.031.1003A and 3188.02B all received on 15th April, 2015.

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

Decision Made : Permitted Date : 13.05.2015 Determining officer (delete as appropriate) Signed :…………………………………….. Chris Balmer Senior Planning Officer Signed :…………………………………….. Sarah Corlett Senior Planning Officer Signed : Michael Gallagher Michael Gallagher Director of Planning and Building Control Signed :…………………………………….. Jennifer Chance Head of Development Management