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Application No.: 20/00280/B Applicant: Mr & Mrs D Murray Proposal: Conversion of former care home to residential dwelling Site Address: Eastfield Mansion House (care Home) Eastfield Douglas Isle Of Man IM1 4AU Planning Officer: Mr Paul Visigah Site Visit: 03.04.2020 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 27.04.2020 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions
Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
Reason: The property is within a Conservation Area and any materials should replicate the originals where practicable.
N 1. Action for Swifts is a joint Manx Ornithological Society and Manx Birdlife initiative which aims to learn more about, and increase the nesting opportunities for Swifts on the Isle of Man. They are looking for appropriate properties where Swift bricks or nest boxes can be installed in order to help increase the breeding numbers of these specially protected birds.
Swifts are a quintessential sign of British summertime and are often seen soaring over rooftops on late summer evenings, with their dark sickle-shaped wings and distinctive 'screaming' calls. Swifts are entirely reliant on buildings to nest but a significant number of nest sites have been, and are continuing to be lost when buildings are demolished or refurbished. Because swifts are faithful to their nest site, their breeding success is being severely affected and their numbers are declining dramatically.
In order to help out with efforts to increase Swift breeding numbers in the Isle of Man, the applicant may wish to consider installing a swift nest box or nest brick, preferably high up under the eaves of the building on the northern elevation, whilst the work to convert the property is being undertaken.
Nest boxes are very easy to install and furthermore, if used, the birds will make no mess.
Though not a necessary addition to the building, the installation of a nest box would be a great ecological enhancement for wildlife in the area and any efforts to help increase the number of breeding swifts across the Isle of Man would be greatly appreciated.
More information about Swifts and nest boxes can be obtained from, Secretary of the Manx Ornithological Society on 01624 835524 or from www.manxbirdlife.im/manx-birds/actionforswifts.
Additionally, there is potential for nesting birds in the vegetation which is to be removed to facilitate the development, therefore I recommend the following advisory note is provided to the applicant:
All birds, their nests, eggs and young are protected by law (Wildlife Act 1990) and it is an offence to:
The maximum penalty that can be imposed - in respect of a single bird, nest or egg - is a fine up to 10,000 pounds.
The bird nesting season is usually between late February and late August or late September in the case of swifts, swallows or house martins. Thorough checks for birds, their active nests and eggs should be undertaken prior to clearance of vegetation. If a nest is discovered while work is being undertaken, all work must stop and advice sought from the Ecosystem Policy Team, DEFA.
It is considered that the planning application is in accordance with General Policy 2 and Environment Policy 35 of the Isle of Man Strategic Plan 2016, Policy CA/2 and the Residential Design Guide.
This decision relates to Design & Access Statement, and Drawing Numbers 682/PL/101, 682/PL/102, 682/PL/103, 682/PL/104, 682/PL/105, 682/PL/106, 682/PL/107, 682/PL/108, 682/PL/109, 682/PL/110, 682/PL/111, and 682/PL/112 date stamped and received 6 March 2020.
_______________________________________________________________ Interested Person Status – Additional Persons
It is recommended that the owners/occupiers of the following properties should not be given Interested Person Status as they are not considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 6(4):
The Owners/occupiers of 13 Eastfied, Douglas, as they have not explained how the development would impact the lawful use of land owned or occupied by them and in relation to the relevant issues identified in paragraph 2C of the Policy, as is required by paragraph 2D of the Policy.
It is recommended that the following organisation should not be given Interested Person Status as they are not considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 6(4):
The Isle of Man Natural History & Antiquarian Society as they do not own or occupy property that is within 20m of the application site and the development is not automatically required to be the subject of an EIA by Appendix 5 of the Strategic Plan, in accordance with paragraph 2B of the Policy and they have not explained how the development would impact the lawful use of land owned or occupied by them and in relation to the relevant issues identified in paragraph 2C of the Policy, as is required by paragraph 2D of the Department's Operational Policy on Interested Person Status (July 2018). _____________________________________________________________________________
Officer’s Report THE SITE
1.1 The site is the curtilage of an existing property Eastfield Mansion House, Eastfileds, Douglas, which is part of a row of two storey terraced properties located on the northern side of Eastfiled, situated east of Westbourne Drive. This property can be accessed via Mount Bradda at the eastern end and Brighton Terrace at the western end. - 1.2 This site was previously in use as a residential care home and was formally a large detached dwelling. Its front boundary has significant sections enclosed with hedging and some mature trees which open up at the vehicular entrance. THE PROPOSAL
2.1 The application seeks approval for the conversion of former care home to residential dwelling. - 2.2 The first works will involve the removal of the existing three storey infill on the eastern elevation of the dwelling which links the dwelling to the terrace on the eastern elevation, the removal of the single storey extension and fire escape on the side elevation, as well as the removal of the single storey and two storey extensions on the rear elevation of the dwelling.
2.3 The other works will involve the erection of flat roof extensions on the side and rear elevations of the property, a stairway with roof lights on the rear elevation, as well as the creation of a two storey extension on the eastern elevation within the infill area, connecting the external walls of the dwelling to the existing terrace. This extension will have a pitched roof with two pitch roof dormers on the front elevation and two roof lights on the rear elevation, and be finished in Manx stone outer skin to emphasise the original form; maintaining the separation between the house, as proposed and the end of Eastfield Terrace as previously existed. PLANNING POLICY
3.1 The site lies within an area designated on the Douglas Local Plan (1998) Map 2 as 'Predominantly Residential', classed as 'Predominantly Residential' on the Area Plan for the East Draft Map 4, and the site is within the Woodbourne Road Conservation Area. As such, the development is expected to comply with the following Strategic Plan policies: - 3.2 7.29.2 Development proposals within Conservation Areas will be expected either to preserve or enhance their character or appearance. Development proposals should be in accordance with the Department's conservation policies set out in Planning Policy Statement 1/01, "Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man." There is generally grant assistance available to help in the use of appropriate materials and positive and appropriate development within Conservation Areas. - 3.3 Environment Policy 35: Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development. - 3.4 Strategic Policy 4 states (in part) that "Proposals for development must:
3.5 General Policy 2: Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:
3.6 Transport Policy 6: In the design of new development and transport facilities the needs of pedestrians will be given similar weight to the needs of other road users. - 3.7 It is also important to consider guidance and policy regarding development in Conservation Areas: Planning Policy Statement 1/01 (Conservation of the Historic Environment of the Isle of Man) - Policy CA/2, (Conservation Areas): "When considering proposals for the possible development of any land or buildings which fall within the conservation area, the impact of such proposals upon the special character of the area will be a material consideration when assessing the application." - 3.8 POLICY CA/6 DEMOLITION
"Any building which is located within a conservation area and which is not an exception as provided above, may not be demolished without the consent of the Department. In practice, a planning application for consent to demolish must be lodged with the Department. When considering an application for demolition of a building in a conservation area, the general presumption will be in favour of retaining buildings which make a positive contribution to the character or appearance of the conservation area. Similar criteria will be applied as those outlined in RB/6 above, when assessing the application to demolish the building, but in less clear cut cases, for example, where a building could be said to detract from the special character of the area, it will be essential for the Department to be able to consider the merits of any proposed new development when determining whether consent should be given for the demolition of an unregistered building in a conservation area. Account will be taken of the part played in the architectural or historic interest of the area by the building for which demolition is proposed, and in particular of the wider effects of demolition on the building's surroundings and on the conservation area as a whole."
3.9 The following sections of the Residential Design Guide will also provide guidance in the assessment of the extensions on the dwelling.
3.9.3 Section 3.4: Potential Impacts on Highway Safety
3.10 The character Appraisal for Woodbourne Road Conservation Area states the following which will be vital in the assessment of the application:
"3.23 It is clear that in the planning of the Gardens and Squares in the Conservation Area, there was an overriding intention that the gardens are in harmony with the architecture that evolved around them. House frontages with their decorative features such as railings, gates, cornices, etched glass and ridge tiles were intended to be seen and appreciated for their individuality and splendour. The open Properties benefit from retention of plaster mouldings, sliding sash windows, the variety of bays, stuccoed quoins, string courses and hooded mouldings, all adding to the richness of architectural forms. The abundance of high quality fabric is a major contributory factor to the distinct character of the area. These qualities have survived many generations and enrich the quality of our built environment. Despite the increasing intrusions of modern day living. It is very difficult to draw a definite edge to the Conservation Area, as the buildings continue in typical design and quality detail into adjacent roads and avenues. The repetition of form along arterial and secondary routes, combined with a variety of detail, serves to draw these adjoining thoroughfares into a cohesive whole which is worthy of recognition and protection. The 'green elements of this environment and their immediate surrounds provide an obvious centre on which to base an appraisal of this fine array of predominantly nineteenth century architecture."
"the 1869 Ordnance Survey Map shows the present street pattern with central gardens and with Eastfield House and Rose Lodge occupying corner positions at the east and west side of the square." (See Section 3.24)
4.1 This application runs contemporaneously with PA 20/00280/B for conversion of former care home to residential dwelling.
4.2 Other applications related to the application are:
REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.
5.1 Representation from the Department of Infrastructure (DOI) Highways Division confirms that there is 'No Highways Interest' in the letter dated 1 April 2020.
5.2 Douglas Borough Council has stated that they have no objections to the application in a letter dated 24 March 2020.
5.3 The Isle of Man Natural History & Antiquarian Society has written in to make the following comments regarding the application in a letter dated 17 April 2020:
5.4 DEFA's Ecosystem Policy Officer has made the following comments on the application in a letter dated 26 March 2020:
Action for Swifts is a joint Manx Ornithological Society and Manx Birdlife initiative which aims to learn more about, and increase the nesting opportunities for Swifts on the Isle of Man. They are looking for appropriate properties where Swift bricks or nest boxes can be installed in order to help increase the breeding numbers of these specially protected birds.
Swifts are a quintessential sign of British summertime and are often seen soaring over rooftops on late summer evenings, with their dark sickle-shaped wings and distinctive 'screaming' calls. Swifts are entirely reliant on buildings to nest but a significant number of nest sites have been, and are continuing to be lost when buildings are demolished or refurbished. Because swifts are faithful to their nest site, their breeding success is being severely affected and their numbers are declining dramatically.
In order to help out with efforts to increase Swift breeding numbers in the Isle of Man, the applicant may wish to consider installing a swift nest box or nest brick, preferably high up under the eaves of the building on the northern elevation, whilst the work to convert the property is being undertaken.
Nest boxes are very easy to install and furthermore, if used, the birds will make no mess.
Though not a necessary addition to the building, the installation of a nest box would be a great ecological enhancement for wildlife in the area and any efforts to help increase the number of breeding swifts across the Isle of Man would be greatly appreciated.
More information about Swifts and nest boxes can be obtained from, Secretary of the Manx Ornithological Society on 01624 835524 or from www.manxbirdlife.im/manx-birds/actionforswifts.
Additionally, there is potential for nesting birds in the vegetation which is to be removed to facilitate the development, therefore I recommend the following advisory note is provided to the applicant:
All birds, their nests, eggs and young are protected by law (Wildlife Act 1990) and it is an offence to:
The maximum penalty that can be imposed - in respect of a single bird, nest or egg - is a fine up to 10,000 pounds.
The bird nesting season is usually between late February and late August or late September in the case of swifts, swallows or house martins.
Thorough checks for birds, their active nests and eggs should be undertaken prior to clearance of vegetation. If a nest is discovered while work is being undertaken, all work must stop and advice sought from the Ecosystem Policy Team, DEFA.
5.5 The Owners/occupiers of 13 Eastfied, Douglas, the abutting property to the application site have written in with the following comments in a letter dated 8 April 2020:
I support the planned development in principle and trust that steps will be taken to not further reduce the availability of parking in the local area during and after the development process. Furthermore, that the spirt of the local conservation planning controls and obligations in respect of demolition, new development and property alterations are upheld.
6.1 There are a number of key issues to consider in the assessment of this current planning application. These include:
6.3 The impact of the proposed alterations and extension on the existing dwelling itself
6.5 The impact on Parking and Highway Safety
garage; ensuring that the property has four on-site parking within the curtilage of the dwelling which is in excess of the requirements on the Island. As such, the application could be considered to accord with the parking standards stipulated in the Strategic Plan.
8.2 The decision maker must determine:
8.3 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given Interested Person Status.
I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Signed : S CORLETT Sarah Corlett Principal Planner
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