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The site defined in blue represents the recent development of sheltered housing built as a replacement for the former church hall alongside St. Ninian's Church on the northern side of St. Ninian's Road. The complex includes three blocks of accommodation with a total of 36 units as approved under PA 05/0038 with 36 parking spaces with a further 24 spaces for the use of the church. Both previous applications for the scheme - PAs 05/00038 and 07/0505 permitted the units for sheltered housing and required details of how the occupation would be constrained and managed, prior to the occupation of the same. Details have been submitted in the form of a covenant for prospective tenants/owners and these details await consideration. The site defined in red represents one of the units, on the ground floor in the centre of block B on the eastern side of the complex.
The site, along with the church, lies within an area designated on the Douglas Local Plan of 1998 as Worship, reflecting the previous use of the site as the church hall.
Since permission was granted for the development of the scheme under PA 05/00038, permission has been sought for the following developments on site:
Proposed now is the use of one of the units as "a base from which to provide Assisted Living Services to the residents of the St. Ninian's Sheltered Housing Development". The services to be provided would include assistance with day to day activities - getting dressed, taking medication, housekeeping services, meals, transportation organisation and health care and leisure programming. The unit would be occupied by staff on shift work, with one bedroom and store facilities and an office. The occupants would only be providing services to the residents of St. Ninian's Court.
The Isle of Man Fire and Rescue Service recommends consultation with respect to the provisions of the Fire Precautions (Flats) Regulations 1996 and the Department of Transport Highways and Traffic Division raise no objection to the proposal.
The operation of the complex would benefit from on-site assistance and would enable the occupants to remain in their homes for longer than they would if such assistance were not to hand. The use of one of the thirty six units is a relatively small part of the complex and the use is ancillary to the operation of the complex.
The use could generate a need for more parking than is available, depending upon when the staff will be on site. However, the spaces allocated for church use nearby are not likely to be used on most week days and there are parking spaces on the highway. It would be regrettable to lose any of the landscaped space to provide more parking spaces unless this is absolutely necessary. There is a frequent bus service which stops at the edge of the site.
The Department of Transport and the local authority are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered "interested persons" and as such should be afforded party status.
The Isle of Man Fire and Rescue Service raises issues which are the responsibility of other legislation and as such should not be afforded party status in this instance.
Recommended Decision: Permitted
Date of Recommendation: 31.01.2008
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1. The use must be taken up within four years of the date of this notice in order for this approval to remain valid after that time.
C 2. This permission relates to the use of apartment 14 as shown in drawing 1000 received on 3rd December, 2007 as accommodation for staff employed in association with the care and assistance of those living within the St. Ninian's Court sheltered housing complex.
N 1. PRIOR to the commencement of any works the applicant is advised to consult the Chief Fire Officer to ensure that adequate fire precautions are taken.
I confirm that this decision accords with Government Circular No 31/07 (Delegation of Functions to Senior Planning Officer)
Decision Made : Permitted Date : 5/2/08
Signed : Mrs F Mullen Senior Planning Officer
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