16 September 2004 · Planning Committee
St Ninians Church Hall, St Ninians Road, Douglas, Isle Of Man, IM2 4be
The proposal involved demolishing the existing church hall and building a three-storey sheltered housing complex in a courtyard arrangement for 27 two-bed units for elderly residents over 50, with communal facilities, emergency alarms, car parking using grasscrete and block paving, a new access road off St Ninians Road…
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The Planning Committee determined that the proposed sheltered housing complex would be of a height, form, and style inappropriate so close to St Ninian's Church, adversely affecting the setting and la…
No adverse traffic impacts subject to conditions on junction visibility, footway/carriageway completion, Home Zone features, parking/turning, and no site runoff onto highway
No objection, but adequate bin storage and access required
No objection subject to full drainage details
No requirement to appear at review; previous written observations to be considered
Multiple consultees responded to planning application 04/01079/B for sheltered housing at St Ninians Church; Advisory Council objected strongly to design quality, Water Authority objected due to water supply capacity, while most others raised no objection subject to conditions on highways, trees, fire safety, and drainage.
Key concern: inappropriate design debasing landmark church by W.D. Caroe
Advisory Council on Planning and the Environment
ObjectionWe are bitterly disappointed with what is being presented, which although its appearance would be acceptable on a housing estate or stand alone site, is not at all appropriate for this location.; If the open aspect of the church is to be lost from St Ninians Road then it should be lost to something good. Perhaps a round the table meeting is the way forward.
Department of Transport Highways Division
Conditional No ObjectionNo adverse traffic impacts, subject to the imposition of the following conditions
Conditions requested: No other works shall be commenced on site until the estate road junction with the adopted highway, including where required visibility splays, has been set out and established to the satisfaction of the planning authority after consultation with the highway authority.; Before the dwellings to which this permission refers are occupied there shall be a direct connection from them to an existing highway, via a footway and carriageway which are adequately lighted and completed up to and including base course level of the approved specification to the satisfaction of the planning authority after consultation with the highway authority.; On completion, the proposed development will become a Home Zone. Home Zone features at the access point(s) shall be constructed to the satisfaction of the planning authority after consultation with the highway authority.; No unit shall be occupied until the car parking and turning area has been completed to the satisfaction of the planning authority after consultation with the highway authority.; No water or contaminants from the site shall be permitted to flow or be tracked by vehicle wheels onto the highway.
Forestry, Amenity & Lands Division
Conditional No ObjectionWe recommend that all these trees be protected to B.S. 5837 (1991)
Conditions requested: Substantial protective fencing to be erected 8 metres from mature trees along Noble’s Park boundary and 6 metres from trees along road frontage.; all these trees be protected to B.S. 5837 (1991)
Isle of Man Water Authority
Conditional No ObjectionThe Authority considers the application to be premature as the Authority cannot at present guarantee to provide supplies of potable water
Conditions requested: No construction of the proposed dwellings shall commence until such time as the Isle of Man Water Authority gives notice in writing to the Committee that the Authority will within six months of the date of such notice have the capacity to provide to the proposed dwellings a supply of wholesome water sufficient for the domestic purposes of the proposed dwellings.
Isle of Man Fire And Rescue Service
No ObjectionARCHITECT TO CONSULT WITH THE FIRE SAFETY DEPARTMENT
Conditions requested: Architect to consult with the Fire Safety Department
Douglas Corporation
No Objectionthe committee agreed not to raise an objection to the application. The committee did however wish to comment that adequate provision should be made for bin storage and access for emptying them.
Conditions requested: adequate provision should be made for bin storage and access for emptying them
Douglas Drainage
No Objectionwould have NO objection to the above application. Notes: - Full drainage details required.
Conditions requested: Full drainage details required
