PAPER D

ISLE OF WIGHT COUNCIL DEVELOPMENT CONTROL COMMITTEE –

TUESDAY 4 OCTOBER 2005

REPORT OF THE HEAD OF PLANNING SERVICES

Reference Number: P/02172/04 - TCPL/24342/D &

P/02173/04 - LBC/24342/C

Parish/Name: Newport - Ward/Name: Mount Joy

Registration Date: 01/11/2004 - Full Planning Permission

Officer: Mr J Fletcher Tel: (01983) 823598

Applicant: Propan Properties Ltd

Demolition of single storey buildings and extensions; conversion of buildings to form 62 apartments and office accommodation; construction of 42 apartments & 10 live/work units; landscaping and alterations to vehicular access (revised layout/design, additional retained buildings, introduction of live/work units)

Whitecroft, Sandy Lane, Newport, PO303EB

LBC /Conservation Area Consent for demolition of single storey buildings & extensions; conversion of buildings to form 62 apartments & office accommodation; construction of 42 apartments & 10 live/work units; landscaping & alterations to vehicular access (revised layout/design, additional retained buildings, introduction of live/work units)

Whitecroft, Sandy Lane, Newport, PO303EB

These applications are recommended for Conditional Permission and Listed Building/Conservation Area Consent.

REASON FOR COMMITTEE CONSIDERATION

Both applications are recommended for Conditional Permission subject to Section 106 Agreement.

These are major applications on a unique site outside development boundary resulting in conflicting policy implications and involving important land use, design, landscaping, ecology, drainage and traffic issues which have given rise to a number of letters of representation all resulting in a need for determination of the applications by the Development Control Committee.

1. Details of Application

1.1 These two applications are in the form of detailed application and a Listed Building Consent Application for the conversion into 62 apartments of the retained buildings (7 number) and conversion of single storey buildings of the former Whitecroft complex.

1.2 In terms of the converted retained buildings these are itemised as follows:

Building A (two storeys)

4 number one bedroomed apartments

4 number two bedroomed apartments

Total 8 apartments

Building B (two storeys)

1 number one bedroom apartment

1 number three bedroom apartment

7 number two bed apartments

Total 9 apartments

Building C (two storeys)

4 number three bedroom apartments

4 number two bedroom apartments

Total 8 apartments

Building D (two storeys)

8 number two bedroom apartments

1 number three bedroom apartments

Total 9

Building H (two storeys)

4 number four bedroom apartments

Building RT

7 number two bedroomed apartments

2 number three bedroomed apartments

Total 9

Building T (two storey with clock tower Grade II Listed)

4 number two bedroomed apartments

3 number one bedroomed apartments

Total 7

116 square metres of office floor space.

1.3 Remaining eight units created by conversion of those elements of the existing single storey buildings to the south west of the clock tower which remain following partial demolition. The end result is itemised as follows:

Block C - 1, two bedroomed single storey flat

Block C - 2, 2 number two bedroomed flats with bedrooms being within new mezzanine floor

1 number one bedroom single storey flat

Block C - 3, 2 number two bedroom flats

1 number three bedroom flats

Total 3

1.4 Second main element of the proposals relate to the construction of new build apartment premises providing a total of 42 apartments.

1.5 In detail the new build element of the proposal is itemised as follows:

N1 - 2 four bed and 2 three bed, 3 storey terraced apartments

N2 - 3 four bed, 3 storey terraced apartments

N3 - 4 four bed, 3 storey terraced apartments

N4 - 4 four bed, 3 storey terraced apartments

N5 - 4, 3 storey terraced apartments

N6 - 3 four bed, 3 storey terraced apartments

N7 - 12 two bed flats in 3 storey block

N8 – 2 three bed 2 storey semi detached houses

N9 – 6 two bed flats in 3 storey block

Total – 42 units

1.6 Third elements relates to the construction of 10 number live/work units in 5 semi-detached pairs (adjacent eastern boundary) in split level form reflecting the gradient of the land in this area of the site. Schedule of accommodation is itemized as follows:

Ground floor – 35 square metres of work are with lounge/kitchen.

Lower ground floor plan – 2 number bedrooms.

1.7 New build units to be retained largely within the area of the overall site which accommodates virtually all of the former hospital buildings with the only exception being the 10 live/work units which are located to the east of the main group of buildings and units N8 and N9.

1.8 Demolition

Demolition restricted to in the main later additional elements of existing buildings and includes the former nurse’s home and chapel which are located to the south of the retained blocks and parkland. It is also proposed to demolish later editions to the laundry building together with its ancillary buildings. Applicants indicate that materials will be salvaged where appropriate for use in the extensive repair work to those retained existing buildings. Applicants indicate that the areas which formerly accommodated the buildings south of the retained blocks in the park land will in themselves be returned to open parkland along with the removal of car parking areas in this location. Only new structure in this area will be proposed tennis court.

1.9 Parking

Car parking is generally dispersed within the vicinity of the converted and new build units being grouped around the buildings to which they serve. Proposal provides for a total of 165 car parking space which equates to an average of 1.5 spaces per unit. Parking for the offices to be shared with the residential with applicants indicating that this is on the basis that during office hour’s resident’s cars will be off site and will only be on site outside office hours in the evenings and weekends.

1.10 Access Arrangements

Proposal retains the use of the main entrance of Sandy Lane. Proposal also proposes to close the existing secondary access from Sandy Lane for vehicular use but will maintain a pedestrian and cycling access at this point. Within the site existing access routes will be retained with additional accesses being provided where appropriate with particular reference to servicing the work units. Finally it is proposed to have a comprehensive footpath/cycle path system within the layout of the proposed development.

1.11 Drainage

Proposal is accompanied by a specific drainage plan which indicates that surface water will be separated from the current combined system and will be dealt with by on site soakaways, the sizes and capacities of which will be subject to Building Regulation control. Members should note that the existing drainage system is a combined system that is pumped from the site's own pumping station to the main sewer close to the nearby convent.

1.12 Trees

Of the 149 original individual preserved tress, 12 have been indicated to be removed. Two of the recommendations related to the current condition of the trees with the remainder being due to the proximity of the new build units and the need to provide access to the live/work units. Proposal also indicates the loss of at least five non-reserved trees one being because of its current condition and the other four being because of proximity of new build unit.

1.13 Landscaping

Application accompanied by a landscape master plan prepared by a landscape architect which indicates both retained trees and proposed tree/shrub/ground cover and hedgerow planting. Trees to be planted within the build element of the proposal will be mainly ornamental/specimen types. Other planting within the adjoining parkland area will be mostly native species designed to reinforce the existing tree cover. Similarly with regard to shrub and hedge planting within the built up area of the site will be in the form of ornamental shrubbery and hedging appropriate to the build environment with other hedgerow planting within the parkland and adjacent to the built area to be in the form of native species.

1.14 Ecology

· Red Squirrels: Ecology Report indicates the use of the site by red squirrels. Report indicates the following:

· Objective is to retain all the Pine trees and shrub corridors, develop new planting areas of Pine and Hazel where practicable in order to integrate with the existing vegetation inside and outside the site.

· A badger report dated August 2004 confirms presence of badgers and although inadequate in some respect provides sufficient information to progress application.

· Dormice: Report indicates no evidence although it accepts that dense hedgerows along the side of the stream could be good habitat with Hazel trees growing within an area which has a group TPO and which provides valuable food. None of the proposals affect the hedgerows and grass banks along the stream area. Application indicates the planting of new hedgerows of a native mix hopefully providing further habitat.

· Water Voles: No evidence of water voles has been found although the stream and adjacent banks and scrub would be a good habitat. Again proposals would not affect the stream, banks and adjacent vegetation cover directly or indirectly.

· Bats: Latest survey confirms the majority of the buildings at Whitecroft used by roosting bats including long-eared bats probably brown species but this is unconfirmed and common pipistrelle bats. Particular reference is made to Block T as the main roost site other large lofts also occasionally used by smaller number of bats. Report generally indicates that bat activity is taking place on the site to a lesser or greater degree.

On this basis a DEFRA bat licence will be required to allow demolition/conversion works to proceed at the site in accordance with the legislation. Evidence will be required that appropriate mitigation measure will be in place to minimise impacts on bats both in the short and long term.

Mitigation Measures: That report recommends a number of mitigation measures based on the bat survey where the aim is to ensure retention of existing bat population at the site. That report also indicates that additional survey work may provide further information to assist in refining the detail of the final mitigation strategy.

· Barn Owls: Building works may result in loss of roost site used by barn owls with report stating that the use of the building as a nest site by barn owls appears unlikely at present but cannot be ruled. Again the report suggests various mitigation measures.

· Birds: Where nesting birds are present work will need to be avoided in that area until the young have fledged to ensure compliance with relevant legislation.

1.15 Materials

Materials to be used in respect of the new build units are itemised as follows:

· Buildings N1 to N5 inclusive: Walls to be finished in mixture of self colour off white or beige render and sharp edged brick of colour to match existing buildings under shallow single pitched weathered zinc roof finish of light or dark grey colour.

· Unit 6: To be finished in sharp edged brick of colour to match existing under natural slated hipped roofs.

· Unit 7: To be finished in mainly sharp edge brick to match existing with small elements of render under natural slated hipped roof.

· Unitary Development Plan 8: To be finished in self colour render in off white or beige colour with sharp edged brick colour to match existing building under weathered zinc hipped roof.

· Unit 9: To be finished in sharp edged brick of colour to match existing under natural slated hipped roof.

1.16 Transport

Application accompanied by transport assessment prepared by consultant the conclusions of which are summarised as follows:

· Development will increase traffic in the roads around Whitecroft compared with the site in its present run down site however vehicle movements arising from the development will be less than that which would arise from a resumption of the established hospital use or from any of the alternative uses suggested in the Council’s planning guidelines.

· Alterations to highway layout are considered unnecessary on traffic grounds and undesirable in terms of visual effect.

· Proposal will provide lighting improvements to the short section of Sandy Lane from Whitecombe Road.

· Acceptance that it would be practically impossible to prevent traffic using Sandy Lane with the closure of the secondary access will assist in discouraging such a use in this direction.

· There is a regular albeit infrequent bus service passing the site at Cox’s Corner. Consultant suggests that the applicant could cooperate with the Council and public transport operators to seek a higher standard of public transport provision to and from the site.

· Report makes reference to the existing bus shelter at Cox’s Corner.

· Newport is within easy cycling distance using Sandy Lane and either the Newport/Sandown cycleway or Marvel Lane/Watergate Road.

· Consultant makes reference to the possibility to designate Sandy Lane as a quiet lane under the provisions of the Transport Act 2000.

· Developer could include information about cycle opportunities within information packs given to perspective residents. Proposal should ensure secure and covered cycle parking facilities to be provided.

· Level of parking provision is considered appropriate for the proposed development.

· Consultant suggests that through the auspices of a Section 106 Agreement a detailed travel place be submitted and a financial contribution of £20,000 be made towards the cost of designating Sandy Lane as a quiet lane.

1.17 Members are advised that applicants will be required to obtain Conservation Area Consent for the demolition of non Listed Buildings in a Conservation Area. Applicants have been advised accordingly.

2. Location and Site Characteristics

2.1 Members will be familiar with the location of Whitecroft Hospital being approximately 2 kilometers to the south of Newport. The main access to the site is off Sandy Lane with that access point being approximately 80 metres north east of Cox’s Corner which is the junction of Sandy Lane with Whitcombe Road.

2.2 Whitecroft Hospital was constructed in the late 19^th century having been constructed under the 1890 Lunacy Act which then required every Local Authority to provide and maintain an asylum or asylums for the accommodation for pauper lunatics. It was designed as a basic block system and was to be self sufficient with dairies, pig sties and vegetable plots etc. as indicated on the 1907 Ordnance Survey map.

2.3 At its peak in 1961 Whitecroft housed 450 patients however, the last patients left in April 1992 over thirteen years ago.

2.4 Site consists of a serious of partly linked Victorian red brick buildings which includes a clock tower and main hall building (Grade II Listed). The site is divided into three main areas being:

a) The relatively level area adjacent to Sandy Lane which was developed as the hospital.

b) The more sloping parkland/walking areas which have been eaten into over the last 60 years with further additional hospital development.

c) The woodland around the edge of the site which is largely undeveloped.

2.5 All the buildings on the site are now empty.

2.6 There are a number of private residential properties around the periphery of the site and in this regard I make specific reference to properties known as The Pines, The Lodge and Sandy Hollow all of which abut the northern boundary of the site and are accessed off Sandy Lane. Also to the north of the site is Thompson House which is occupied by the Council’s Education Department. Other adjacent property of significance is the property Garden Cottage which abuts the southern boundary of the site but significantly is accessed through the Whitecroft site. (Application retains this right of access within its proposal.)

2.7 Site itself is surrounded in the main by countryside with the countryside area to the north and northwest being classified as an Area of Outstanding Natural Beauty. To the south east is a woodland wetland area known as the Gatcombe withy bed and which is classified as a SINC (Site of Important Nature Conservation).

2.8 Site is covered in substantial number of trees which are either subject to individual tree preservation orders or group orders.

3. Relevant History

3.1 In August 2001 an application was received for change of use of buildings and outline for retirement dwellings with ancillary hydro-therapy, medical, leisure and social facilities, convalescent/nursing facilities for over 50s; additional highways ecological and landscape and drainage information;. This application was subject of a significant level of consultation and negotiation with particular reference to the request for further information from the applicants and as a result went beyond the target period within which the application should have been determined. The applicants therefore submitted a non-determination appeal in February 2002 whilst at the same time submitting a duplicate application received in March 2002. The appellants requested and enquiry with that being scheduled for July 2002. At the same time a duplicate application was received in March 2002.

In April 2002 the Planning committee resolved that they would have refused the planning permission for eleven reason had they been able to determine the application. Five days prior to enquiry opening the appellants withdrew from the appeal and the enquiry was cancelled. An application for an award of costs in respect of the abortive work that was carried out up to that period was partially awarded against the appellants.

3.2 The duplicate application was refused in July 2002 for similar reasons to those identified in respect of non-determination appeal proposal. These reason are summarised as follows:

· Site is in the countryside outside defined development envelope and no sequential analysis has been undertaken.

· Residential development of the scale proposed was considered to be inappropriate in respect of its location in the countryside outside the development envelope boundary.

· Proposal indicates residential development with ancillary facilities involving construction of dwellings outside the area defined as suitable for development in the planning brief.

· Proposal makes no provision for affordable housing.

· Proposal is likely to lead to significant amount of traffic being attracted to the site which would have an unacceptable environmental impact on the rural area.

· Proposal would have had an adverse impact on the visual amenity and character of the area.

· Proposal would result in a significant area of residential development in an isolated rural area thus increasing car journeys to and from the site.

· Insufficient information in respect of the impact the new proposal will have on the Grade II Listed Clock Tower,

· Insufficient information the proposal will not adversely affect protected or endangered species or their habitats.

· Insufficient information regarding drainage capacity.

· The proposal does not provide adequate health care provision for specialist age group residents for which the scheme was proposed and therefore cannot be assured that the proposal will complies with relevant policies.

4. Development Plan Policy

4.1 National Policies covered in PPS1 – Delivering Sustainable Development, PPG3 – Housing, PPS7 – Sustainable Development in Rural Areas, PPG9 – Nature Conservation, PPG13 – Transport and PPG15 – Planning and the Historic Environment.

4.2 PPS1 emphasises the following, as far as it applies to this unique application:

· Optimise the potential of the site to accommodate development.

· Respond to local contacts and create and reinforce local and distinctiveness.

· Be visually attractive as a result of good architect and appropriate landscaping.

Document re-emphasises PPG1 policies in respect of general advice.

· Planning Authority should avoid unnecessary prescription or detail.

· Should concentrate on guiding the overall scale massing, landscaping, lay out and access to the new development in relation to neighbouring buildings and local areas more generally.

· Should not attempt to impose architectural styles or particular tastes.

· Should not stifle innovation, originality or initiative through unsubstantiated requirements to conform to certain developments or forms or styles.

· Should take full account of the needs of the disabled.

4.3 Because of the unique circumstances of this site, the appliance of PPG3 is limited despite the fact that the proposal relates almost entirely to residential. Issues which need to be taken into account are itemized as follows:

· Amount and type of affordable housing to be provided in respect of any proposal should reflect individual site suitability and be a matter of agreement between parties.

· Document makes reference to DETR Circular 6/98 – Planning and Affordable Housing which emphasizes that an element of affordable housing should be provided in development of a site as part of the proposed development and failure to apply such policy could justify a refusal. Document also emphasizes the following:

o Any site that may come forward not allocated for residential development should be looked at in terms of its site size, suitability and the economics of provision stating that “it would be inappropriate to seek any affordable housing on some sites. In practice the policy should only be applied to suitable sites…”

· Other relevant issues in respect of PPG3 relates to:

o Emphasises the need for good quality design with particular reference to encouraging developments to “think imaginatively about designs and layouts which make more efficient use of land without compromising the quality of the environment.”

· New housing development should not be viewed in isolation but should have regard to the immediate buildings in the wider locality.

· More than 1.5 car parking spaces per dwelling are unlikely to reflect Government’s emphasis on sustainable residential developments.

· Poor design should be rejected particularly where such a decision is supported by policies including supplementary Planning Guidance and applicants have f ailed to demonstrate that they have adhered to good practice guidance in respect of layout and design.

4.4 PPS7 relates to developments in rural areas emphasizing the sustainability is the core principle underpinning land use planning. Among a number of key principles are:

· Social inclusion recognizing the needs of everyone

· Effective protection and enhancement of the environment

· Accessibility should be key consideration with any developments likely to generate large number of trips being located in or next to towns or other service centres that are accessible to transport, walking and cycling.

· New building development in the open countryside should be strictly controlled in the interests of retaining the character, beauty, the diversity of the landscape, heritage and wildlife etc.

· All developments in rural areas should be well design in keeping and scale with its location and sensitive to the character of the countryside and local distinctiveness.

4.5 PPG9 provides guidance on the conservation of the natural heritage and how that can be reflected in land use planning emphasizing the need to conserve the diversity of wildlife.

4.6 PPG13 emphasises the following:

o Promotion of more sustainable transport choices.

o Promotion of accessibility to jobs, shopping, leisure facilities, services by public transport, walking and cycling.

o Reduce the need to travel especially by car.

o Document also encourages the introduction of maximum levels of parking in order to promote sustainable transport choices.

o Applicants for development with transport implications should show the measures they are taking to minimise the need for parking.

4.7 PPG15 emphasises the following:

o Importance of environmental stewardship in providing protection for all aspect of the historical environment.

o Objectors of planning process should be to recognise the need for economic growth with the need to protect the natural and historic environment.

o Local Authorities should ensure that they can call on sufficient specialist conservation advice to inform their decision making and to assist owners and other members of the public.

o Emphasis on the need for pre application discussions.

o Need to involve the expertise of English Heritage.

o Applicants should be expected to provide written information and/or drawings indicating their understanding of the context of the area.

o Document makes specific reference to Section 73 of the Planning (Listed Building Conservation) Act 1990 which requires special attention need, needs to be paid to ensure preservation and enhancement of the character or appearance of conservation areas.

4.8 Local Plan Policies

Relevant policies of the Isle of Wight Unitary Development Plan are as follows:

S1 – New development will be concentrated within existing urban areas.

S2 – Development will be encouraged on land which has previously been developed Brownfield sites rather than undeveloped Greenfield) sites. Greenfield sites will only be allocated for development where they are extensions to urban areas and no suitable alterative brownfield site exists.

S3 – New developments of large scale will be expected to be located in or adjacent to the defined development envelopes of the main Island towns.

S4 – The countryside will be protected from inappropriate development.

S6 – All development will be expected to be of a high standard of design.

S7 – There is a need to provide for the development of at least 8,000 housing units

over the planned period. While a large proportion of this development will occur on

sites with existing allocations or planning approvals or on currently on unidentified

sites, enough new land will be allocated to enable this target to be met and to provide

a range of choice and affordability.

S10 – In areas of designated or defined scientific nature conservation archaeological

historic or landscape value, development will be permitted only if it will conserve or

enhance the features of special character or these areas.

S11 – Land use policies and proposals to reduce the impact and reliance on the private car will be adopted the Council will aim to

encourage the development of an effective and efficient integrated transport network.

4.9 Relevant Local Plan Policies are as follows:

· G1 – Development Envelopes for Towns and Villages

· G2 – Consolidation and infilling of scattered settlements outside development envelopes

· G4 – Criteria for new development

· G5 – Criteria for development outside defined settlements

· G10 – Potential conflict between proposed development and existing surrounding uses.

· D1 – Standards of Design.

· D2 – Standards for Development within the site.

· D3 – Landscaping

· D4 – External Building Works

· D11 – Crime and Design

· D12 – Access for People with Disabilities to buildings that open to the public

· D14 – Light Spillage

· B1 – Alterations and Extensions to Listed Buildings

· B2 – Settings of Listed Buildings

· B3 – Change of Use to Listed Buildings

· B6 – Protection and Enhancement of Conservation Areas

· B7 – Demolition of non-Listed Buildings in Conservation Areas

· H2 – To ensure that large residential developments contain a variety of house sizes and types.

· H4 – Unallocated Residential Development to be restricted to Defined Settlements

· H9 – Residential Development Outside Development Boundaries

· H14 – Locally Affordable Housing as an Element of Housing Schemes

· C4 – Protection of Landscape Character

· C8 – Nature Conservation as a material consideration.

· C17 – Conversion of Barns and Other Rural Buildings

· E8 –Employment in the Countryside

· P4 – Restoration of Derelict Land and Removal of Eyesore

· TR3 – Locating Development to minimise the need to travel.

· TR4 – Transport Statement requirements for major developments

· TR6 – Cycling and Walking

· TR7 – Highway Considerations for New Developments

· TR16 – Parking Policies and Guidelines

· U2 – Ensuring adequate educational, social and community facilities for the future population.

· U11 – Infrastructure and Services Provision

· U12 – Water Supply for firefighting purposes

· L10 – Open Spaces and Housing Developments

4.10 The Whitecroft complex and its cartilage was designated a Conservation Area on 25 August 2004. The reason for the designation was to ensure the preservation of the unique character of the area with particular reference to the existing buildings and their contribution to that character.

4.11 Site is not within and Area of Outstanding Natural Beauty but the countryside to the northwest of Sandy Lane is designated as such. To the south east of the site is the Gatcombe Withy Bed SINC which is designated for its woodland, wetland and species value.

4.12 A detailed planning brief was prepared by the two former Borough Councils in 1988 and this has been carried through into the UDP being reconfirmed by the Isle of Wight Council in June 2002. The document provides guideline. The main thrust of the document is to encourage the use of the site for either singularly or as a mix of uses ranging from institutional, business, holiday, sports facility, assembly and leisure facilities, exhibition purposes and country park. The document specifically refers to housing, retail and heavy industrial uses being unacceptable. Document also encouraged a comprehensive scheme being essential within the first instance use being made of the existing permanent buildings. Floor space of any new and retained building should not exceed floor space of permanent buildings within a specific area identified as being the existing built up area. Height restrictions related to three storeys in height and emphasise the need to respect existing landscape features. Document indicated those buildings which should be demolished (2 number) and those which should be retained including the clock tower. Finally and significantly, the document suggests that access should be from the existing west corner of the site and not via Sandy Lane from Blackwater.

4.13 Site is within Zone 4 in respect of the Council’s parking policies which will require the developer to provide a maximum of 0 – 100% of parking guidelines.

4.14 As mentioned above site is the subject of 150 individual tree preservation orders covering both deciduous and evergreen species. The site is also the subject of a number of group orders.

5. Consultee and Third Party Comments

5.1 Internal Consultees

Highway Engineer recommends condition covering road construction details, timing of occupation, provision of visibility, provision of pedestrian/cyclist access and closure of existing secondary access to the north of the site.

5.2 The Council’s Conservation and Design Team Leader who has been heavily involved in the pre-application and post application negotiations and has indicated her full support for the architectural design approach, particularly in respect of the new build properties stating that:

….contemporary scheme has been proposed as this would allow blocks of an appropriate size to respond to the existing strong built form whilst providing modern living and working space which can easily comply with Building Regulations. Pastiche of another style would be difficult to justify as the main buildings on site are consistent and do not logically relate to another period in the past. Thus buildings of the 21^st century provide an honest solution.

Reference to her comments will be made in the evaluation section.

5.3 Architects Panel have been consulted on this matter with particular reference to the architectural design approach in relation to the existing building and following discussions they make the following comment:

· The Panel was in favour of the fact that the design was purposely contemporary and avoided pastiche. The liked the simple approach.

· The Panel liked the house and the strong geometry of the site.

5.4 The Council’s Environmental Health Department recommends appropriate conditions covering the need to vet the site for potential contamination.

5.5 The Council’s Area Building Control Surveyor has been requested to comment on the structural report and his views are summarised as follows:

· General concern that the buildings have suffered from lack of maintenance during the period that they have been unoccupied with there being evidence of pocketing and spawning of external cavity brickwork with potential for corroded wall ties. Expressed particular concern regarding the water tower.

· He notes the proposal comprises material change of use under the provisions of the Building Regulations 2000. As such only certain parts of the regulations will be applicable however advice contained within PPG15 and BS7913 will be taken into consideration when the application is submitted.

· He is concerned that there is likely to be asbestos present although quantities are unknown.

· Drainage for the development should be considered at an early stage with particular reference to the need for perculation tests to be carried out in order to establish the suitability of soakaways.

· He is concerned of the likely presence of dry rot.

· Repairs to areas of brick would need to be carefully handled to avoid any serious visual impact on the building. Similarly with regard to repointing.

5.6 Ecology Officer has studied the ecology information and is broadly in agreement with their contents although obviously requires that necessary advice and conditions are applied to mitigate any harm to protected species with particular reference to bats and badgers. He does suggest the Badger report needs to be updated but information is sufficient and suggests appropriate condition. Similarly with regard to Bats with appropriate conditions being suggested to avoid direct disturbance to roosting bats. He also makes reference to need to obtain DEFRA licence before works commence.

5.7 The Council’s AONB Officer expressed concerns regarding:

· The level of lighting particularly in terms of the street lighting on Coxes Corner and the potential for it to have an urbanising influence.

· Any replacement bus shelter needs to be appropriately designed to reflect its rural location.

· The quiet road scheme for Sandy Lane would be welcomed with suggestions that it should not be just confined to Sandy Lane but also extend to Marvel Lane and Nunnery Lane all of which mark the boundary of the AONB.

· Concern that the local road system should not be improved in the future to cater for high traffic levels bearing in mind again the rural character of these local roads.

· Concern that a detailed landscape assessment needs to be carried out in terms of long distance views suggesting photo montages impressions are obtained for the key views from Shepherds Trail and the view from Nunnery Lane looking south to Whitecroft. (Following these comments applicants have submitted a plan indicating sky line studies with any proposed development being superimposed and the AONB Officer has been advised accordingly.)

5.8 External Consultees

Environment Agency raises no objection in principle but have suggested a number of conditions relating to the prevention of pollution of the water environment, prevention of flooding and ensuring future maintenance, ensuring any piling does not lead to contamination of the underlying aquifer, storage of oils, fuels and chemicals on site to ensure no pollution to the water environment, any surface water discharge from parking areas and hardstanding be passed through oil separators in order to prevent pollution of water environment and any inspection manholes that may be provided should be clearly identified in respect of foul or surface water drainage.

5.9 Southern Water note that the hospital was provided with a private pumping station connected to the public foul sewer which is some considerable distance away. They also note the surface water was also disposed in this way. They express concern that the flow from the pumping station may overload the existing sewer downstream and therefore advise that the applicant initiate a sewer capacity check related to the potential scale of discharge.

· They note that depending on the tenure of the site i.e. one site owner or multiple ownership it may be possible for the existing pumping station some of the on site sewers to be adopted.

· They note that there are no public surface water sewers in the area and therefore surface water from the development should not be directed to the foul sewer but disposed of locally to the soakaways, water courses etc.

· Water supply can be provided for proposed development as and when required in accordance with normal conditions.

5.10 Due to the sites’ status as a Conservation Area, English Heritage have been consulted and their comments are summarised as follows:

· EH note that independent advice has been sought in respect of the enabling development a process which they agree with.

· Suggestion that the applicant needs to provide additional background context for the layout history of the site.

· Important that the axial aspect of the site is retained with EH acknowledging that the current scheme essentially achieves this aim.

· Important that original details and materials are retained with particular reference to joinery. Reference is made to the need for accuracy and respect for glazing proportions. Needs to be proper justification for removal and replacement of window making reference to the need for changes to be clearly annotated where appropriate.

· Acknowledgement that current proposal provides an improved relationship of the proposed blocks. EH content to see the modern approach but does suggest proposed elevational treatments need to be further considered which better relate to local context.

· EH emphasises the need to resist any potential proposal for building on the green area adjacent the entrance on the basis that this open space is an important aspect of the sense of arrival reflecting the sites history.

· EH welcome the fact that existing access roads are to be retained along with the existing trees.

· Disappointment that detailed proposals for the existing buildings have not been supplied suggesting that each building needs to be inspected and an itemised repair schedule should be prepared. EH consider this should be reflected in the specification and the sequence of repair works and should be dealt with under the auspices of the Section 106 Agreement tailored to the timetable of implementation. EH would also expect such enabling development to have implementation guarantees.

· EH conclude by stating the following:

Overall it is considered the revised plans in respect of the new development are moving in a positive direction but we draw attention to the above and clear need for detailed information on the extent of work proposed on the existing buildings and for clarity of information on the delivery of appropriate repairs, conversion and restoration.

They make reference to booklet on enabling development produced by English Heritage. Finally they express the view that they are content that the Conservation Design Team advise on the above matters without further reference to English Heritage on the application.

5.11 As implied above, because of the unusual circumstances of this site and the proposed development, an independent Sustainable Property Consultant has been commissioned in line with the English Heritage advice and substantial reference will be made to his report in the evaluation section. His remit was:

· Examine the proposal submitted of Whitecroft

· Consider critically the applicants supporting financial appraisals in the capacity of an independent assessor

· Report the findings to the Isle of Wight Council.

In essence the report the financial appraisal submitted by the applicants has been reasonable given the unique circumstances of the site and that a satisfactory case has been put forward justifying the enabling in the form of 42 new build apartments and the 10 live work units and just as significantly the applicants case for requesting the waiving of any affordable housing provision although this is with some reservation. The consultant concludes as follows:

This development proposal is the product of difficult financial circumstances. Having reviewed the development appraisal and the costs in more detail we consider that although the scheme does not meet the Council’s policy expectations the circumstances of this site suggest there is a reasoned case for considering that the affordable housing provision may be foregone at least in the initial stages of the project and perhaps deferred until the ‘real’ values and cost have become clear on the assumption that value inflation outstrips cost inflation then contributions towards affordable housing commuted sums may be feasible at a later stage.

5.12 Third Party Representations

Application has been subject of 35 letters of objection and comment from both immediate local residents and other Isle of Wight residents with these objections following a re-advertisement of the application in June 2005. A substantial number of concerns have been raised in one particular letter from an adjacent resident most affected by the proposal with these concerns being reflected in the other letters. I therefore summarise those concerns as follows:

· Concern that the readvertised application was devoid of important elements of information essential for a valued assessment of the proposal to be made. These include drainage plan, revised demolition plan and bat report and therefore at that time the writer considered the application was not ready for determination.

Other objections relate to the following:

· A general concern that the location and scale of the new buildings making reference to new build units N8, N9, N10, N11 and N12 extending beyond the defined boundary thus in the writers opinion spoiling the parkland setting and intruding on setting of neighbouring properties.

· Concern that design and appearance of the new build elements of the proposal are completely inappropriate failing to respect or harmonise with the rural and historic conservation area. Particular reference made to white render, wooden boarding, yellow brick and zinc roofs being out of character.

· In terms of the design of the new build units there is a specific concern that they fail to respect the integrity of the conservation area and are not harmonious or sensitive to that conservation area. Writer considers that the applicants should be encouraged to revisit the design in the interest of achieving compatible development in this important conservation area.

· Reference made to English Heritage’s advice that developers planning authority should work closely with local residents in reaching proposals for enabling development. Local residents acknowledge some consultation has taken place but this process has in their view now been continued which they consider to be regrettable having lost an opportunity to influence the design of the enabling new build elements.

· In summary they consider the new build will materially detract from the special character of the site and applicants should be encouraged to consider a more traditional approach to design in relation to the setting of the Grade II listed building but in particular to the setting of the conservation area.

· There are specific objections to the location of units N8 and N9 making particular reference to the three storey building being on the edge of the built area of the site and therefore inappropriate in this rural setting.

· Specific objections to the live/work units which they consider to be an unwelcome introduction sitting outside the defined development area being an area where protected species could well; be affected.

· Specific concern relating to the removal of Copper Beech trees to accommodate the access road serving the live/work units. Loss of these trees will have an effect on wild life habitat along with a section of hedgerow.

· Specific concern relating to the proposal for a detached house (formerly N12) on the Sandy Lane frontage of the site to the north east. (This unit has since been omitted from the proposal).

· Concern that alterations to the external of the Grade II Listed clock tower are unacceptable bearing in mind that two windows on the listed building are to be bricked up. Strong concern that the ecology on the site is protected with resident suggesting that consideration be given for the placing of an obligation on developers to prevent the introduction of cats and dogs onto the site through a Section 106 Agreement. Other issues within the 106 Agreement which the applicants consider as important are listed as follows:

· Applicants are committed to a phased approach to the restoration of historic buildings in tandem with the new build enabling development.

· A management plan enabling the on-going preservation and maintenance of these historic buildings and parkland setting.

· Concern that proposal will result in the urbanization of Sandy Lane with particular reference to on street lighting and street furniture that would be inappropriate.

· Writer notes that previous proposal indicated future commercial employment use on the open space area at the entrance to the site which they consider to be inappropriate. (This element of the proposal has been omitted.) Writer concludes as follows:

· Local residents realize that an urgent solution to the future of this unique site is needed. The increase in physical deterioration together with escalating levels of vandalism means that the viable life span of these buildings is limited. I believe some further work to address the issues raised in this letter of objection and those raised by other residents, developer could make this proposal meet what should be joint objective of the development which respects the historic and ecological sensitivity of the site whilst producing an economically viable project.

5.13 Other issues raised are summarized as follows:

· Concern that the level of parking provision is insufficient to service the development.

· Concerns that traffic impact will be excessive with particular reference to increased use of Sandy Lane and pressures on Whitcombe Road.

· Local residents support the concept of Sandy Lane becoming a “quiet lane” and even consider that this type of road should be extended to other rural roads in the area.

· One writer is concerned at the methodology of comparing traffic generation from the established use of the site with traffic lights generating from the current proposals.

· Some concern relating to the potential additional use of Sandy Lane by vehicular traffic on cyclist who also use that lane.

· Concern that the drainage proposals particularly in respect to the use of soakaways may not be acceptable unless such soakaways are appropriately constructed. (This is an issue which will be addressed under the auspices of the Building Regulations.)

· Some concern that the overall development may have an adverse impact on the adjoining Area of Outstanding Natural Beauty and that the proposal could set a precedent for further development in the countryside.

· Any proposal should ensure the restoration of the clock tower with particular reference to the clock itself.

· During development works all trees to be retained should be protected.

· Concern that the likely length of the building works and the disturbance to local residents that would be caused.

· There is an excessive prevalence of flats.

5.14 Although the above represents a précis of the points of criticism and objection of the proposal within those letters there elements of support which are summarized as follows:

· Support for the retention of most of the Victorian buildings in the Conservation Area and the sensitive method that has been used in their conversion.

· Support for the development within the Defined Development Footprint is welcomed apart from those elements which in objectors’ views extend beyond the development envelope.

· Retention of the parkland setting is welcomed.

· Proposal to designate Sandy Lane as a “quiet lane” is supported although residents would expect to be consulted on the details.

5.15 Members are advised that since receipt of these letters further information has been received and all letter writers have been advised accordingly. The information has been included in the Council web site and have been available for inspection. A summary of the revisions are as follows:

· Revised Master Plan (omits detached house N12) (omits reference to proposed office building on open green area).

· Revised drainage layout.

· Updated design statement.

· Complete set of drawings in A3 format.

· Skyline views

· Copy of bat survey report

· Samples of materials for ‘new build’ units.

To date no additional comments have been received.

6. Evaluation

6.1 The Whitecroft site is unique to the Isle of Wight containing as it does a significant number of substantial Victorian buildings of notable character set within the quality landscape and parkland setting located in the countryside. This coupled with the historical significance of the buildings with particular reference to their former use has resulted in the site having the status of a conservation area which emphasizes the importance of ensuring their retention. Having established this as being the overriding aim then the criteria in terms of considering development proposals was to establish what type of alternative use would provide the most viable option in ensuring the buildings retention.

6.2 Policy Issues

It is patently obvious that in normal circumstances any proposal which would result in excess of 100 units in the countryside would be strongly resisted on the basis of being contrary to general locational policies and also being unsustainable. However, in this case a balance has to be struck due to the uniqueness of the site with this scheme indicating the retention of all the important buildings thus ensuring the unique character is protected for future generations to enjoy.

6.3 I therefore consider from a principle point of view more weight should be given to national policies and local policies which emphasise in exceptional circumstances the need to protect special quality and integrity of a site’s character and thus ensuring a continued contribution to the character of the area.

6.4 Having established the retention of the buildings as being the most important consideration, the next policy issue to consider is that of the appropriateness of the residential use being proposed in respect of these applications. It is appreciated that this use does not comply with the detailed planning brief which specifically stated that housing use would be unacceptable. Again on the face of it this proposal is therefore unacceptable being contrary to that planning brief and other basic policies. However, again I suggest that because of the high conversion of costs implications involved in this scheme the question of what represents the most practical viable solution to achieving a profitable development is paramount. Whilst acknowledging the uses referred to in that planning brief would provide a more inclusive mix compatible with the countryside location, the criteria here is whether those uses would provide the returns to cover the high conversion costs and whether the buildings lend themselves to any or all of the preferred uses in the planning brief. It is important to appreciate that where public have access to buildings there are clearly strict regulations which involve high building costs. During the negotiating process the applicants at one time suggested a hotel use on the site as part of the mainly residential proposal but even this following their research found no active participants.

6.5 Therefore, whilst recognizing that generally residential conversions could be deemed to be more detrimental to the fabric and character of historic buildings, in this case because of the past type of uses these buildings do lend themselves to sympathetic conversion to residential use whilst retaining the general fabric of the building with particular reference to the external features and as such the residential reuse of the buildings is considered to be the only method of ensuring the retention of the buildings.

6.6 In this regard I make reference Policy C17 and whether or not this proposal satisfies the three caveats suggested in the text to that policy. In this regard it suggests that applicants should clarify the steps that have been taken to market the buildings or arranged for alternative uses, establish why alternative uses are not economically viable based on a clear understanding of costs etc and ensure that the work required would not undermine the character of the buildings.

6.7 I am satisfied that the marketing exercise has taken place since the hospital closed in 1992 without resulting in any firm offers coming forward. Applicant states that during the two year period that they have been involved, discussions with the Isle of Wight Development Agency as well as SEEDA have taken place. During that time they discussed all options for potential uses. The problem is that the buildings are falling into great and greater disrepair resulting in the alternative uses mentioned in the brief becoming more and more unviable both in terms of the former layout of the buildings and the substantial amount of work and money that now needs to be spent on restoring the buildings and the surrounding landscape.

6.8 Thirdly, the test of whether or not conversion would undermine the character of the buildings has clearly been satisfied with the conversion proposals being sensitively applied resulting in minimal alteration to the building’s facades.

6.9 From the above Members will note that the application of policies has had to be flexible in this case for I consider that the scheme before Members is likely to be the only viable proposition if Members agree that the basic principle must be to ensure retention of the major proportion of the existing buildings on the site for reasons given.

6.10 Enabling Issues.

Members will note that the proposal involves the construction of 42 new build units which are deemed necessary to cover the high conversion costs of the existing buildings. The applicants have submitted extensive financial information and supporting material evidence all of which have been scrutinized by an independent sustainable property consultant commissioned by the Council to fulfill this task. The enabling analysis is based on English Heritage’s practical guide which covers enabling development and the conservation of heritage assets. It is important that Members appreciate that the applicants are well versed in this type of scheme with particular reference to conversion of mental hospitals in Dorset, Somerset and Lincolnshire.

6.11 The sustainable property consultants report indicates a thorough examination of the information identifying key variables being income costs, developers profit and land values. A breakdown of his report is as follows:

·Income: Consultant has been advised by local agents that the sales values being quoted are reasonable and represents a slight premium to the market which is relatively small and transparent.

·Costs: Consultant acknowledged that base construction costs for the new build are acceptable; however it is less straight forward in terms of refurbishment costs. Specific reference is made to unknown factors such as costs of asbestos removal and other contaminants and the refurbishment costs which are likely to be 20% higher than new build. This reflects generally poor state of the buildings particularly from dry rot. It is significant that the consultants state that, “we have taken advice from out own costs consultants who agree that the refurbishment costs are not excessive and could be conservative especially if the buildings are not addressed soon.”

·Developers Profit: Developers profits are based on an assumed percentage on costs, normally between 15 and 25%. Higher profit figures reflect levels of risk, the higher the potential risk the higher profit margin in order to offset those risks. Again, consultant significantly states that in this case, profits are within the standard range but at the bottom of the range which suggests very little scope for unexpected factors.

·Land Value: Site valued in its current state by a reputable firm of valuers and was acquired on the basis of that valuation. Consultant states significantly the following. “Whilst one can be critical of that valuation in that it does not incur any costs for affordable housing with such an inclusion the outcome would have been a negative site value thus making all proposals non-viable.”

6.12 Members will note from the above the viability is a significant issues in this case and in this regard I make reference to the fact that the proposal does not make allowance for provision of affordable housing in any form either off site or as a financial contribution. The applicants have clearly stated that the requirement for social housing could only be achieved by a greater increase in the level of new build to cover those costs. Apart from commissioning the sustainable property consultant to assess the general enabling development in terms of the costs of refurbishment they were also requested to consider the applicants case to waive provision of affordable housing in any form. In this regard I can do no more than quote the conclusion of the consultants as follows:

“This development proposal is the product of difficult financial circumstances. Having reviewed the development appraisal and the costs in more detail, we consider that although the scheme does not meet the Council’s policy expectations, the circumstances of this site suggest there is a reasoned case for considering the affordable housing provision may be forgone at least in the initial stages of the project and perhaps deferred until the real values and costs have become clear. On the assumption that value inflation out strips costs, inflation then contribution towards affordable housing commuted sums may be feasible at a later stage.”

6.13 I can do more than concur with these comments and as the proposal will require Section 106 Agreement covering a number of other issues then I suggest Members consider the imposition of an appropriate clause within that agreement to cover the recommendations of the property consultants.

6.14 Design, Density and Location

The issue of most concern to some local residents is the design approach of the applicants with particular reference to the new build units. Whilst understanding the concerns of local residents on this issue it is important to recognise that this contemporary architectural approach to the new build has been carefully considered and justified in this case on the principle basis that the retained original buildings should form the dominant architecture on the development with the new build playing a lesser role while still using elements of traditional materials.

6.15 Members will note that this approach has been supported by the Architects Panel and the Council’s Conservation and Design Team Leader. In terms of the latter, she states the following:

“The visual relationship of new and old buildings within the site in terms of size, form, style and materials need to be carefully considered. I have noted that the existing buildings are strong and large structures so to place small weak buildings within their area of influence would not work visually. To try to replicate the original buildings regardless of the requirements of the regulations and the site’s space would detract from the grandeur of those buildings and water down the historic importance of the site. To provide buildings of a comparable height and form without over dominating the originals is a delicate balance but a contemporary solution can provide a contrast which can show off both old and new in good light as well as meeting the regulations and aspirations for modern standards of accommodation.”

6.16 Members will also note that English Heritage has also been consulted and whilst they have raised a number of issues they significantly raise no objection to the “modern approach” although they express concern regarding choice of materials etc. Members are advised that these comments have been taken on board with particularly reference to a more muted colour in terms of the use of render and suggesting either a light or dark grey in terms of the use of weathered zinc roofs.

6.17 Whilst recognizing the subjective nature of this important issue I can do no more than be advised by those consultants available to provide professional design advice and therefore concur with their comments and suggest that the contemporary approach has been fully justified in this case and is therefore acceptable.

6.18 In the main the location of the new build units are within the previously developed area of the hospital and have been positioned to retain the axial aspect of the site upon which the historic layout is centered. English Heritage also commented on the importance of the spatial relationship of the proposed blocks which are considered to be acceptable in terms of the new build relationship to the retained buildings.

6.19 The proposed new buildings are mainly within the previously developed area of the hospital which was a requirement of the planning brief with the exception of the live/work units being located in the valley on the eastern boundary and to a lesser degree the ‘new build’ units N8 and N9. In this position these units are making use of land, the landscape value of which is less than that adjoining land and enables the introduction of units which can provide living accommodation but more significantly commercial floor space which could assist in encouraging small rural businesses.

6.20 In terms of the conversion and refurbishment of the existing building being the main element of the proposal evidence provided suggests these have been carefully considered with the application being accompanied by a structural engineers report and a schedule of conditions of the existing buildings to be retained. Proposal does include some demolition mainly of buildings of little character but also elements of the existing buildings which are considered necessary to open up those buildings and make them more conducive to residential conversion. The application is accompanied by a plan which clearly indicates the level of demolition works which obviously will need to be carefully carried out. Application is also accompanied by a phasing plan which indicates the first phase of any development on the assumption it is approved to be in the north western corner of the site with the final phase (number 6) being the live/work units close to the eastern boundary.

6.21 Further benefit from this proposal is the removal of existing buildings to the south east of the main complex which jut into the existing parkland. Removal of these buildings will enable this area to return to parkland with the only facility being provided in this area being a tennis court for residents use.

6.22 Other subsidiary issues which have been addressed by the applicant are as follows:

· Applicants intend to install a new motor in the water tower in order that the clock functions again.

· Applicants have confirmed that they intend to renovate the existing bus shelter at the junction of Sandy Lane.

· Applicants propose to use low level halogen light to illuminate footpaths, roadways and car parking areas. With in addition similar lighting being proposed in Sandy Lane from the bus stop to the entrance to the development.

6.23 Ecology and landscape. Members will note that the applicants have commissioned appropriate ecology reports relating to protected species with the main area of concern relating to bat occupation of the existing building. Given the contents of the report, clearly it is important that the applicants obtain the necessary DEFRA and bat licence to allow demolition and conversion works to proceed in accordance with legislation. The comments of the Council’s Ecology Officer are self explanatory and appropriate conditions will be suggested.

6.24 With respect to effect on red squirrel habitation, applicants indicate that it is their objective to retain all the Pine trees and shrub corridors and more significantly develop new planting areas on Pine and Hazel which are species attractive to red squirrels.

6.25 In general I consider the applicants have clearly recognized the importance of ecology issues in respect of the site and would take the necessary steps to protect those species accordingly. I would also suggest relevant conditions, should Members be mindful to approve the application.

6.26 In terms of landscape, again an extensive report accompanies the application and although the proposal does involve loss of a small number of preserved trees, this is more than adequately compensated for by extensive new planting mainly of native species designed to reinforce the existing tree cover. Again, such landscaping proposals including protection of existing trees which would be subject of standard conditions.

6.27 Transport (Parking). Application is accompanied by transport assessment with the proposal indicating the use of the main entrance off Sandy Lane. In terms of level of traffic likely to be generated by this proposal it is important that comparisons would need to be made against the likely generation of traffic caused by the previous use. The last patients left in early 1992 with the site being used for administrative purposes following that departure. It is clear that up to the mid 90s the site attracted a level of traffic conducive to that use. Whilst direct comparison in terms of exact numbers is not possible it is suggested that the current residential use proposal is unlikely to attract a level of additional traffic which would be significant and therefore have any greater impact on the road system than the previous use had.

6.28 In terms of the parking the applicants have been encouraged to keep the parking levels to a minimum whilst still providing a practical level of parking. In this case the applicants have provided a total of 165 car parking spaces which equates to an average of 1.5 spaces per unit. I consider this is an acceptable ratio given the variance of apartment sizes with this level of parking providing potential for two parking spaces for the larger units and one car parking space for smaller units. Also the level of parking will hopefully control the level of vehicles likely to be using the site for there is no possibility of any on street parking being available given the rural nature of the surrounding roads.

6.29 The parking areas themselves have been split into small groups dispersed throughout the developed area of the site located to relate readily to the units to which they serve.

6.30 Proposal indicates the closure of the secondary access off Sandy Lane to the north between the properties The Pines and The Lodge with that access being limited to cycle and footpath use only. Essentially, apart from this vehicular access closure, the site will be served via the existing access arrangements as previously described, the only additional access road within the site being that related to serving the live/work units adjacent the eastern boundary.

6.31 Members will appreciate that given the site’s location the applicants will be required to submit a Green Travel Plan as part of the Section 106 Agreement procedures. Applicants have indicated that a management company will be set up to be responsible with the overall maintenance, security and management of the site and it clearly present an opportunity through residents involvement to consider car sharing scheme or other sustainable transport proposals. Such Green Travel Plan should also include clear linkages to and ensure links are provided for the cycle routes to Blackwater.

6.32 Finally, in terms of highway issues negotiations are ongoing regarding the creation of a “quiet road” status for Sandy Lane the extent and starting point of that quiet road status is currently still under discussion. This is obviously important for residents of this site should be encouraged to use Whitcombe Road as an entrance and exit point when traveling to and from the site. Again this is an issue which can be covered by Section 106 Agreement covering the relatively modest financial contribution necessary to create the quiet road status subject to consultation with local residents.

6.33 Drainage. Some concern has been expressed regarding the site’s ability to cater for exceptional weather conditions which in the past has resulted in flooding problems. Applicants have submitted drainage proposals which should address this issue. Applicants now indicate that surface water drainage from both the existing and the proposed buildings is to be taken to strategically place soakaways which I understand is entirely acceptable given the ground conditions would result in a more environmentally acceptable solution putting surface water back into the ground rather than piping that surface water away to a discharge point. The second benefit of removing surface water drainage from the system results in the existing pump having only to take foul drainage. Proposal also indicates via the new access road to live/work units a service road to the existing pump to enable ease of servicing.

7. Conclusion and Justification for Recommendation

7.1 Having due regard and appropriate weight to the matters discussed in the evaluation section your Officers have taken the view that the uniqueness of both the overall visual character of the site in terms of buildings and landscape and the paramount need to bring those buildings into a viable use in the interests of their long term retention and integrity has resulted in a flexible planning approach. Your Officers are satisfied that the applicants have, following extensive negotiations achieved a scheme which addresses that prime aim. Inevitably comprises have had to be made with particular reference to the extent of enabling new build development however again this has been justified through the submission of costings which have been vetted by independent consultants. There is no doubt that this level of residential development will have an impact but one which should contribute to the areas’ uniqueness and satisfy the test of preservation and enhancement it is essential in respect of development in a conservation area.

7.2 The applicants have addressed a number of issues of concern expressed by local residents with a major proportion of the remaining concerns being able to be addressed through the auspices of conditions or Section 106 Agreement.

7.3 There are however issues of concern which the applicant has been unable to take on board with particular reference to the contemporary design approach of the new build and in some cases location of a small element of the new build outside the existing built area of the hospital. I consider that these issues have been adequately addressed within the evaluation and are not of sufficient concern to warrant refusal of the application.

7.4 There is urgency to the determining of this application in order to ensure the cessation of the continued decline of the existing building and therefore Members are recommended to approve the application subject to conditions and subject to Section 106 Agreement.

8. Recommendation

To grant Conditional Permission to both applications subject to completion of a Section 106 Agreement covering the following:

· Submission of a Green Travel Plan.

· Financial Contribution of £20,000 towards costs of designating Sandy Lane as a ‘quiet lane’, the implementation of suitable associated works in the lane and improvements of its connection with the cycleway at Blackwater.

· Evidence of the setting up of a fully funded registered management company for the purposes of establishing design objectives, management responsibilities, maintenance schedules in respect of the maintenance and security of the development, implementation of conservation/landscape management plan.

· Evidence that lease covenance are set up to ensure residents contribute towards maintenance costs before occupation of any dwelling.

· The submission of a phased construction programme in relation to retaining and restoring the existing buildings with any such programme including specification and sequence of repair works. Such phasing programme to be carried out in accordance with the 6 phases indicated on drawing number C03/03/91005 Revision A.

· Mechanisms to be introduced to prevent the introduction for domestic cats and dogs onto the site.

· Mechanisms put in place to carry out a valuation review following completion of phases 1 to 3 in order to establish whether the scheme can fund limited affordable housing commuted sum. Such review to be carried out by an independent assessor.

Conditions/Reasons for P/02172/04 – TCPL/24342/D

1	The development hereby permitted shall be begun before the expiration of 5 years from date of this permission. Reason: To comply with Section 91 of the Town and Country Planning Act 1990.

2

Development shall not begin until the details of any changes to the construction and surfacing of the existing roads along with details of means of disposal of surface water drainage have been submitted to and approved in writing by the Local Planning Authority. Any such road alterations shall be carried out in accordance with those approved details. Reason: To ensure an adequate standard of highway access and drainage for the proposed dwellings to comply with Policy TR7 (Highway Considerations) of the Isle of Wight Unitary Development Plan.

3

Development shall not begin until details of the design and surfacing and construction of the new access road together with details of means of disposal of surface water drainage serving the live/work units abutting the eastern boundary have been submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details. Reason: To ensure an adequate standard of highway access and drainage for the live/work units to comply with Policy TR7 (Highway Considerations) of the Isle of Wight Unitary Development Plan.

4

No dwelling shall be occupied until the parts of the service roads which provide access to it have been constructed, surfaced and drained in accordance with [the approved plans/details which have been submitted to and approved by the Local Planning Authority]. Reason: To ensure an adequate standard of highway and access for the proposed dwellings and to comply with policy TR7 (Highway Considerations) of the IW Unitary Development Plan.

5

Agreed works shall be carried out to improve the visibility at the existing access junction with Sandy Lane. Such works shall ensure no detriment to the existing boundary trees either side of the junction. The development shall not be occupied until these visibility improvement works have been carried out. A management plan shall be submitted to ensure such visibility improvement works are carried out on a yearly basis. Reason: In the interests of highway safety and to comply with Policy TR7 (Highway Considerations) of the Isle of Wight Unitary Development Plan.

6

No dwelling shall be occupied until means of access thereto for pedestrians and cyclists have been constructed in accordance with the approved plan. Reason: To ensure adequate safe provision for pedestrians and cyclists wishing to gain access to the site and to comply with Policy TR6 (Cycling and Walking) of the Isle of Wight Unitary Development Plan.

7

No apartment hereby permitted shall be occupied until space has been laid out within the site in accordance with details which have been submitted to and approved by the Local Planning Authority in writing for bicycles to be securely parked and any such provision shall be retained thereafter. Reason: To ensure adequate provision for the parking of bicycles in compliance with Policy TR6 (Cycling and Walking) of the Isle of Wight Unitary Development Plan.

8

No later than one month after the day on which the first dwelling hereby permitted is occupied the existing access to the north of the site from Sandy Lane shall be permanently closed in accordance with the approved plans drawing number CO/03/009/1003. Reason: In the interests of highway safety and to comply with Policy TR7 (Highway Considerations) of the Isle of Wight Unitary Development Plan.

9

No development shall take place until the developer has carried out an adequate investigation to assess the degree of contamination of the and to determine its water pollution potential. The methods and extent of the investigation shall be agreed with the Local Planning Authority before any works commence. Details of appropriate measures to prevent pollution of ground water and surface water including provision of monitoring shall then be submitted to and approved in writing by the Local Planning Authority. Reason: To prevent pollution of the water environment of the site may be contaminated due to the previous use in compliance with Policy P3 (Restoration of Contaminated Land) of the Isle of Wight Unitary Development Plan.

10	No soakaways shall be constructed in contaminated ground. Reason: To prevent pollution of the ground water in compliance Policy P2 (Minimise Contamination of Development) of the Isle of Wight Unitary Development Plan.

11

No development shall be commenced until a scheme for the provision and implementation of a surface water regulation system is designed to the satisfaction of the Local Planning Authority and supported by detailed calculations. Such a drainage system for the site must be capable of delivering the estimated 1% probability storm run off to storage. The system must be capable of storing the run off from the 1% event restricting the outflow to that which would have occurred had the site have been a greenfield. The scheme shall include a maintenance programme and establish ownership of the storage system for the future. Reason: To prevent flooding and ensure future maintenance in compliance with Policy U11 (Infrastructure and Services Provision) of the Isle of Wight Unitary Development Plan.

12

The method of piling foundations for the development shall be carried out in accordance with a scheme to be approved in writing by the Local Planning Authority prior to any development commencing. Reason: The site is potentially contaminated and piling could lead to the contamination of the underlying aquifer in compliance with Policy P2 (Minimise Contamination from Development) of the Isle of Wight Unitary Development Plan.

13

During construction any facilities for the storage of oils, fuels or chemicals shall be sited on impervious bases and surrounded by impervious bund walls. The volume of the bunded compound shall be at least equivalent to the capacity of the tank plus 10 %. If there is a multiple tankage the compound shall be at least equivalent to the capacity of the largest tank or the combined capacity of the interconnected tanks plus 10%. All filling points, gauges and site glasses shall be located within the bund. The drainage system of the bund shall be sealed with no discharge to any watercourse, land or underground strata. Associated pipework should be located above ground and protected from accidental damage. All filling points and tank overflow pipes outlets shall be detailed to discharge downwards into the bund. Reason: To prevent pollution to the water environment in compliance with Policy P2 (Minimise Contamination from Development) of the Isle of Wight Unitary Development Plan.

14

Prior to being discharged into any watercourse, surface, water sewer or soakaway system all surface water drainage from parking areas and hardstandings and roads within the site shall be passed through an oiled separator designed and constructed to have a capacity and details compatible with the site being drained. Roof water shall not pass through the separator. Reason: To prevent pollution of the water environment in compliance with Policy P2 (Minimise Contamination from Development) of the Isle of Wight Unitary Development Plan.

15

Any inspection manholes being provided shall be clearly identified on foul and surface water drainage systems in accordance with a scheme to be submitted to and approved by the Local Planning Authority. Reason: To enable discharges from individual premises or buildings to be inspected and sampled in compliance with Policy U11 (Infrastructure and Services Provision) of the Isle of Wight Unitary Development Plan.

16

No part of the development hereby permitted shall commence until there has been submitted to and approved in writing by the Local Planning Authority: a) A desk-top study documenting all previous and existing land uses of the site and adjacent land in accordance with national guidance as set out in Contaminated Land Research Report Nos. 2 & 3 and BS10175: 2001; and, unless otherwise agreed in writing by the Local Planning Authority, b) a site investigation report documenting the ground conditions of the site and incorporating chemical and gas analysis identified as appropriate by the desk-top study in accordance with BS10175: 2001 – “Investigation of Potentially Contaminated Sites – Code of Practice”; and, unless otherwise agreed in writing by the Local Planning Authority, c) a remediation scheme to deal with any contaminant including an implementation timetable, monitoring proposals and a remediation verification methodology. The verification methodology shall include a sampling and analysis programme to confirm the adequacy of decontamination and an appropriately qualified person shall oversee the implementation of all remediation. The construction of buildings shall not commence until the investigator has provided a report, which shall include confirmation that all remediation measures have been carried out fully in accordance with the scheme. The report shall also include results of the verification programme of post-remediation sampling and monitoring in order to demonstrate that the required remediation has been fully met. Future monitoring proposals and reporting shall also be detailed in the report. Reason: To protect the environment and prevent harm to human health by ensuring that where necessary, the land is remediated to an appropriate standard in order to comply with Part IIA of the Environmental Protection Act 1990.

17

All mitigation measures for the protection of bats shall be carried out in accordance with the recommendation contained within the bat survey update report dated May 2005 prepared by 4 Woods Ecology. Such mitigating measures shall include a programme of works and details of provision of bat access points which should be submitted to and approved by the Local Planning Authority prior to implementation. (Applicant is advised that a development license from the Wildlife Licensing Division of DEFRA will be required before any works can be undertaken). Reason: To allow proper consideration of the impact of the proposed development and contribution of nature conservation interest to the amenities of the area and to comply with Policy C8 (Nature Conservation as a Material Consideration) of the Isle of Wight Unitary Development Plan.

18

Prior to commencement of work a programme of protection measures in respect of badgers shall be submitted to and approved by the Local Planning Authority. Such agreed measures shall be carried out in accordance with those agreed details and shall be retained thereafter. Reason: To allow the proper consideration of the impact of the proposed development and contribution of nature conservation interest to the amenities of the area and to comply with Policy C8 (Nature Conservation as a Material Consideration) of the Isle of Wight Unitary Development Plan.

19

No development shall take place until [samples of materials/details of the materials and finishes, including mortar colour] to be used in the construction of the external surfaces of the development hereby permitted have been submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details. Reason: In the interests of the amenities of the area and to comply with policy D1 (Standards of Design) of the IW Unitary Development Plan.

20

Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any Order revoking or re-enacting that Order with or without modification) the exterior of the building(s) hereby permitted shall not be painted or coloured other than as expressly authorised by this permission. Reason: In the interests of the amenities and character of the area and to comply with policy D1 (Standards of Design) of the IW Unitary Development Plan.

21

The conversion of the existing buildings hereby approved shall not commence until a detailed repair schedule including photographic evidence and detailed drawings of all the existing window repair works have been submitted to and approved by the Local Planning Authority. Such schedule shall accord with the agreed phasing programme and shall ensure an exact match with the original timber sash windows in terms of number of panes, type of mullions, transoms, glazing beads, cills and use of curved glass where appropriate. Such repair works shall be carried out in accordance with the approved details. Reason: To reflect the requirements of Section 72 (1) of the Planning (Listed Building and Conservation Area) Act 1990 and protect the character and appearance of the Conservation Area and to comply with Policy B6 (Protection and Enhancement of Conservation Areas) of the Isle of Wight Unitary Development Plan.

22

Where window repair/partial replacement is beyond economic viability and prior to the conversion of the existing buildings hereby approved all detailed drawings to scale of 1:20 or larger where appropriateof the replacement windows shall be submitted to and approved by the Local Planning Authority. Any such replacement timber sash window to match the appearance of the original window and its construction detail shall accord with the specification mentioned in condition 21. Reason: To reflect the requirements of Section 72 (1) of the Planning (Listed Building and Conservation Area) Act 1990 and protect the character and appearance of the Conservation Area and to comply with Policy B6 (Protection and Enhancement of Conservation Areas) of the Isle of Wight Unitary Development Plan.

23

The conversion of the existing buildings hereby approved shall not commence until a detailed schedule including accurate drawings (scale 1:20) of both existing and proposed entrance timber doors including door surrounds have been submitted to and approved by the Local Planning Authority. Development shall be carried out in accordance with the approved details. Reason: To reflect the requirements of Section 72 (1) of the Planning (Listed Building and Conservation Area) Act 1990 and protect the character and appearance of the Conservation Area and to comply with Policy B6 (Protection and Enhancement of Conservation Areas) of the Isle of Wight Unitary Development Plan.

24

Prior to commencement of work in respect of any of the proposed 'new build' units a full detailed schedule and drawings (scale 1:20) of the proposed entrance doors, windows and balconies including balustrading shall be submitted to and approved by the Local Planning Authority. Development shall be carried out in accordance with the approved details. Reason: To reflect the requirements of Section 72 (1) of the Planning (Listed Building and Conservation Area) Act 1990 and protect the character and appearance of the Conservation Area and to comply with Policy B6 (Protection and Enhancement of Conservation Areas) of the Isle of Wight Unitary Development Plan.

25

The conversion of the existing buildings hereby approved shall not commence until details of the brick and its bonding to be used in their repair has been submitted to and approved in writing by the Local Planning Authority. Any such details shall include specification of lime mortar (strength of mix, colour, texture and finish etc.) used for bedding and repointing. Development shall be carried out in accordance with the approved details. Reason: To reflect the requirements of Section 72 (1) of the Planning (Listed Building and Conservation Area) Act 1990 and protect the character and appearance of the Conservation Area and to comply with Policy B6 (Protection and Enhancement of Conservation Areas) of the Isle of Wight Unitary Development Plan.

26

Conversion of the existing buildings hereby approved shall not commence until details of the slate to be used in the repair of the roofs has been submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details. Reason: To reflect the requirements of Section 72 (1) of the Planning (Listed Building and Conservation Area) Act 1990 and protect the character and appearance of the Conservation Area and to comply with Policy B6 (Protection and Enhancement of Conservation Areas) of the Isle of Wight Unitary Development Plan.

27

Any materials removed during the conversion of the buildings (such as bricks and slates) shall be retained in safe place on site ready for reuse where appropriate. Reason: To reflect the requirements of Section 72 (1) of the Planning (Listed Building and Conservation Area) Act 1990 and protect the character and appearance of the Conservation Area and to comply with Policy B6 (Protection and Enhancement of Conservation Areas) of the Isle of Wight Unitary Development Plan.

28

The conversion of the existing buildings hereby approved shall not commence until a specification for the repair (including details of like for like replacements where necessary) of the rain water goods has been submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details. Reason: To reflect the requirements of Section 72 (1) of the Planning (Listed Building and Conservation Area) Act 1990 and protect the character and appearance of the Conservation Area and to comply with Policy B6 (Protection and Enhancement of Conservation Areas) of the Isle of Wight Unitary Development Plan.

29

Before any works is undertaken in pursuance of this consent to demolish any part of the building the applicant shall carry out works as maybe necessary to secure the safety and stability of those parts of the buildings which are to be retained. Such steps and works shall where necessary include in relation to any part of the building to be retained measures to strengthen any wall or vertical surface to support any floor, roof or horizontal surface and to provide protection for the building against weather during the progress of the work. Reason: To reflect the requirements of Section 72 (1) of the Planning (Listed Building and Conservation Area) Act 1990 and protect the character and appearance of the Conservation Area and to comply with Policy B6 (Protection and Enhancement of Conservation Areas) of the Isle of Wight Unitary Development Plan.

30

Any mitigation works in relation to the protection of badgers shall be in accordance with the detailed recommendations contained in the badger survey report prepared by ARC Environmental Consultants Limited and such mitigation measures shall be retained thereafter. Prior to mitigation works taking place the badger report shall be updated. Reason: To allow proper consideration of the impact of the proposed development and contribution of nature conservation interest to the amenities of the area and to comply with Policy C8 (Nature Conservation as a Material Consideration) of the Isle of Wight Unitary Development Plan.

31

Prior to commencement of work the phasing programme for the landscaping and tree planting shall be submitted to and approved by the Local Planning Authority. Such phasing programme shall include details of any advance or screen planting with such planting being maintained and protected to encourage its establishment. Such landscaping proposals shall accord with the details contained in the landscaping report dated May 2005 prepared by Jennifer Maconchy Landscape Architect and there shall be no deviation from those agreed landscaping proposals without the prior written consent of the Local Planning Authority. Reason: In the interests of the amenities of the area in compliance with Policy D3 (Landscaping) of the Isle of Wight Unitary Development Plan.

32

No development including site clearance where appropriate shall commence on the site until all trees and hedgerows to be retained have been protected by fencing or other agreed barrier along a line to be agreed in writing with the Local Planning Authority. Any fencing shall conform to the following specification: 1.2 metre minimum height chestnut paling to BS1722 Part 4 standard, securely mounted on 1.2 metre minimum above ground height timber post driven firmly into the ground or 2.4 metre minimum height heavy duty hoardings securely mounted on scaffold poles or other method of agreed protection which forms an effective barrier to disturbance to the retained trees. Such fencing or barrier shall be maintained throughout the course of the works on the site during which period the following restrictions shall apply: · No placement or storage of materials · No placement or storage of fuels or chemicals · No placement or storage of excavated soil · No lighting of bonfires · No physical damage to bark or branches · No changes to natural ground drainage in the area · No changes in ground levels · No digging of trenches for services drains or sewers · Any trenches required in close proximity shall be hand dug ensuring all major roots are left undamaged. Reason: To ensure the trees, hedging and other natural features to be retained are adequately protected from damage to health and stability throughout the construction period in the interests of the amenities of the area in compliance with Policy D3 (Landscaping) and Policy C12 (Development Affecting Trees and Woodland) of the Isle of Wight Unitary Development Plan.

33

Any proposed hard landscape areas (car parking/proposed access roads) within or in close proximity to crown spreads of existing trees shall be constructed of porous materials of an agreed specification which shall be retained in that condition thereafter. Reason: To ensure any adjacent trees are not adversely affected and to comply with Policy C12 (Development Affecting Trees and Woodland) of the Isle of Wight Unitary Development Plan.

34

No development shall take place [within the area shown on the site until a programme of scrub, shrub and ground clearance has been submitted to and approved in writing by the Local Planning Authority. The programme shall be carried out as approved. Reason: To minimise disturbance to wildlife and to comply with policy C8 (Nature Conservation as a Material Consideration) of the IW Unitary Development Plan.

35

Prior to occupation of any dwelling on the site the existing bus shelter (located on Cox's Corner) shall either have been replaced or renovated in accordance with details to be agreed with the Local Planning Authority. Any such renovated or replacement bus shelter shall be retained thereafter. Reason: In the interests of the amenities of the area in compliance with Policy B6 (Protection and Enhancement of Conservation Areas) of the Isle of Wight Unitary Development Plan.

36

Prior to commencement of work further details shall be submitted indicating the level of light spillage which will result from the external lighting specification set out on drawing number CO3/03/009/1003 Revision E1. Such details shall also include position of and type of light fittings to be used both within the site in respect of footpaths, access roads and car parking areas and within Sandy Lane from Cox's Corner to the entrance to the site. No occupation shall take place until such lighting scheme has been implemented in respect of Sandy Lane and the relevant phase of development. Reason: In the interests of ensuring lighting scheme proposed is the minimum required for the task in compliance with Policy D14 (Light Spillage) of the Isle of Wight Unitary Development Plan.

37

Prior to commencement of work a detailed programme of demolition works shall be submitted to and approved by the Local Planning Authority. Such demolition works shall be limited to those buildings or parts of buildings indicated on drawing number CO3/03/009/1002 Revision A1 and there shall be no amendment to those demolition proposals without the prior written consent of the Local Planning Authority. Such demolition programme shall allow for storage of relevant materials on site for reuse referred to in condition number 27. Such programme shall also include designated areas on site for storage of materials which shall be within the vicinity of the defined development area. Such demolition work shall be carried out in accordance with the agreed details. Reason: In the interests of the amenities of the area in compliance with Policy D1 (Standards of Design) and B6 (Protection and Enhancement of Conservation Areas) of the Isle of Wight Unitary Development Plan.

38

Prior to completion and occupation of the conversion of block T a new clock motor mechanism shall be installed details of which shall be agreed with the Local Planning Authority with such mechanism being retained and maintained thereafter. Reason: In the interests of the historical use of the Listed Building in compliance with Policy B4 (Protection and Enhancement of Listed Buildings) of the Isle of Wight Unitary Development Plan.

39

Details of any new boundary walls or repair works to existing boundary walls shall be submitted to and approved by the Local Planning Authority and no occupation of any dwellings to which these boundary walls relate shall take place until the agreed details have been implemented. Any such boundary walls shall be finished in materials to match existing buildings. Reason: In the interests of the amenities of the area in compliance with Policy D1 (Standards of Design) and B6 (Protection and Enhancement of Conservation Areas) of the Isle of Wight Unitary Development Plan.

40

All construction traffic related to development hereby approved shall be directed to leave the site via Sandy Lane and Whitcombe Road with such direction being by means of prominent signage details of which shall be submitted to and agreed in writing by the Local Planning Authority. Such signage shall be erected at the junction between the site and Sandy Lane and in the vicinity of Cox's Corner and shall be in place at the commencement of works. The signage shall be retained in a clean and legible condition for the duration of the development and any sign that is damaged beyond repair shall be removed and immediately replaced. Reason: In the interest of highway safety to comply with Policy TR7 (Highway Considerations) of the Isle of Wight Unitary Development Plan.

41

Steps including the installation and use of wheel cleaning facilities in accordance with details to be submitted to and approved in writing by the Local Planning Authority shall be taken to prevent materials being deposited on the highway as a result of any operation on the site. Any deposited material from the site on the highway shall be removed as soon as it is practical by site operators. Reason: In the interest of highway safety and to prevent mud and dust from getting on the highway and to comply with Policy TR7 (Highway Considerations) of the Isle of Wight Unitary Development Plan.

Conditions/Reasons for P/02173/04 – LBC/24342/C

1	The works hereby authorised shall be begun not later than [5] years from the date of this consent. Reason: As required by s18 Planning (Listed Buildings and Conservation Areas) Act 1990 [and (if less than 5 years) to …].

2

The conversion of the Building T hereby approved shall not commence until a detailed reparation schedule including photographic evidence and detailed drawings of all the existing window repair works have been submitted to and approved by the Local Planning Authority. Such schedule shall accord with the agreed phasing programme and shall ensure an exact match with the original windows in terms of number of panes, type of mullions, transoms, glazing beads, cills and use of curved glass where appropriate. Such reparation works shall be carried out in accordance with the approved details. Reason: To reflect the requirements of Section 72 (1) of the Planning (Listed Building and Conservation Area) Act 1990 and protect the character and appearance of the Conservation Area and to comply with Policy B6 (Protection and Enhancement of Conservation Areas) of the Isle of Wight Unitary Development Plan.

3

Where window repair/partial replacement is beyond economic viability and prior to the conversion of the existing buildings hereby approved all detailed drawings to scale of 1:20 or larger where appropriate of the replacement windows shall be submitted to and approved by the Local Planning Authority. Any such replacement timber sash window to match the appearance of the original window and its construction detail shall accord with the specification mentioned in condition 21. Reason: To reflect the requirements of Section 72 (1) of the Planning (Listed Building and Conservation Area) Act 1990 and protect the character and appearance of the Conservation Area and to comply with Policy B6 (Protection and Enhancement of Conservation Areas) of the Isle of Wight Unitary Development Plan.

4

The conversion of Building T hereby approved shall not commence until a detailed schedule including accurate drawings (scale 1:20) of both existing and proposed entrance timber doors including door surrounds have been submitted to and approved by the Local Planning Authority. Development shall be carried out in accordance with the approved details. Reason: To reflect the requirements of Section 72 (1) of the Planning (Listed Building and Conservation Area) Act 1990 and protect the character and appearance of the Conservation Area and to comply with Policy B6 (Protection and Enhancement of Conservation Areas) of the Isle of Wight Unitary Development Plan.

5

The conversion of Building T hereby approved shall not commence until details of the brick and its bonding to be used in their repair has been submitted to and approved in writing by the Local Planning Authority. Any such details shall include specification of lime mortar (strength of mix, colour, texture and finish etc.) used for bedding and repointing. Development shall be carried out in accordance with the approved details. Reason: To reflect the requirements of Section 72 (1) of the Planning (Listed Building and Conservation Area) Act 1990 and protect the character and appearance of the Conservation Area and to comply with Policy B6 (Protection and Enhancement of Conservation Areas) of the Isle of Wight Unitary Development Plan.

6

Any materials removed during the conversion of Building T (such as bricks and slates) shall be retained in safe place on site ready for reuse where appropriate. Reason: To reflect the requirements of Section 72 (1) of the Planning (Listed Building and Conservation Area) Act 1990 and protect the character and appearance of the Conservation Area and to comply with Policy B6 (Protection and Enhancement of Conservation Areas) of the Isle of Wight Unitary Development Plan.

7

The conversion of Building T hereby approved shall not commence until a specification for the repair (including details of like for like replacements where necessary) of the rain water goods has been submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details. Reason: To reflect the requirements of Section 72 (1) of the Planning (Listed Building and Conservation Area) Act 1990 and protect the character and appearance of the Conservation Area and to comply with Policy B6 (Protection and Enhancement of Conservation Areas) of the Isle of Wight Unitary Development Plan.

8

Before any works is undertaken in pursuance of this consent to demolish any part of the building the applicant shall carry out works as maybe necessary to secure the safety and stability of those parts of the buildings which are to be retained. Such steps and works shall where necessary include in relation to any part of the building to be retained measures to strengthen any wall or vertical surface to support any floor, roof or horizontal surface and to provide protection for the building against weather during the progress of the work. Reason: To reflect the requirements of Section 72 (1) of the Planning (Listed Building and Conservation Area) Act 1990 and protect the character and appearance of the Conservation Area and to comply with Policy B6 (Protection and Enhancement of Conservation Areas) of the Isle of Wight Unitary Development Plan.

9

Prior to completion and occupation of the conversion of block T a new clock motor mechanism shall be installed details of which shall be agreed with the Local Planning Authority with such mechanism being retained and maintained thereafter. Reason: In the interests of the historical use of the Listed Building in compliance with Policy B4 (Protection and Enhancement of Listed Buildings) of the Isle of Wight Unitary Development Plan.

10

All mitigation measures for the protection of bats shall be carried out in accordance with the recommendation contained within the bat survey update report dated May 2005 prepared by 4 Woods Ecology. Such mitigating measures shall include a programme of works and details of provision of bat access points which should be submitted to and approved by the Local Planning Authority prior to implementation. (Applicant is advised that a development license from the Wildlife Licensing Division of DEFRA will be required before any works can be undertaken). Reason: To allow proper consideration of the impact of the proposed development and contribution of nature conservation interest to the amenities of the area and to comply with Policy C8 (Nature Conservation as a Material Consideration) of the Isle of Wight Unitary Development Plan.

ANDREW ASHCROFT

Head of Planning Services