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Application No.: 17/00278/B Applicant: Elder Grange Nursing Home Proposal: Alterations and erection of extension to provide a laundry room Site Address: Elder Grange Nursing Home Fuchsia Lane Douglas Isle of Man IM2 7EB Case Officer : Miss Lucy Kinrade Expected Decision Level: Officer Delegation
1.0 APPLICATION SITE - 1.1 The application site is the curtilage of Elder Grange Nursing Home, Fuchsia Lane, Douglas. The property is an existing two storey residential complex which fronts Fuchsia Lane on the eastern side and lines Johnny Wattersons Lane on the western side with modest garden area and circulation space surrounding the property for the enjoyment of its residents. - 1.2 The southern side the application site bounds Hailwood Court and a number of businesses and first floor residential units that are situated here. - 1.3 On the south elevation of Elder Grange there are several windows at ground and first floor level which serve a number of bedrooms internally, while central to the ground floor there is a single access door and window to a lobby entrance and sluice room. - 1.4 The entire property is finished with a stone course at the base and painted render above.
2.0 THE PROPOSAL - 2.1 Proposed is the erection of a single storey extension on the south side elevation of the property. The extension will be approx. 5.3m wide and will project from the main elevation 4.6m. The height of the structure will be approximately 3.3m high and will include high level windows to each of the elevations. The extension will be finished to match the existing property and will provide a new laundry area to the residential home.
3.0 PLANNING HISTORY - 3.1 While there have been a number of extensions to the property in the past, there are no applications that are considered materially relevant in the assessment of the current application. There has been one recent application for the change of use of a first floor unit at Hailwood Court which sits directly opposite the application site into a residential unit; this was approved under 16/00411/C.
4.0 PLANNING POLICIES - 4.1 In terms of land use designation the application site is located within an area designated as predominantly residential use under the Isle of Man Planning Scheme (Douglas Local Plan) Order 1998.
4.2 In terms of policy, the Isle of Man Strategic Plan 2016 contains one policy that is considered specifically material to the assessment of this current planning application. General Policy 2 states:
"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:
5.0 REPRESENTATIONS - 5.1 Douglas Borough Council and Highways Services have no objection (28/03/2017) - 5.2 Highway Services indicated no highways interest in the application (07/04/2017)
6.0 ASSESSMENT - 6.1 The fundamental issues to consider in the assessment of this planning application are; (i) the impact of the proposed development on the character and appearance of the existing building, (ii) the impact of the proposal on the surrounding area and street scene. - 6.2 The single storey extension would provide a new laundry room for the residential home, the extension will be visible from Johnny Wattersons Lane but given its proposed size, design and finish it is not expected that its erection will generate any impacts on the visual appearance of the street scene to warrant a concern, the single storey design with high levels windows only also reduces any impacts on the privacy or amenity of nearby residential units, not only within Elder Grange, but also the recently approved change of use of a first floor unit to a residential flat at Hailwood Court PA 16/00411/C. - 6.3 While the extension results in a loss of garden and amenity space on the south side elevation, it is considered that a sufficient area of garden space and a circulation route remains for the local residents to enjoy the grounds of the residential home.
7.0 RECOMMENDATION - 7.1 Overall, it is concluded that the planning application is in accordance with General Policy 2 of the Isle of Man Strategic Plan 2016 and provides an essential laundry service area for the property and is therefore recommended for approval.
8.0 INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:
With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.
Recommendation Recommended Decision: Permitted Date of Recommendation: 26.04.2017 Conditions and Notes for Approval: C : Conditions for approval N : Notes attached to conditions C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
This approval relates to drawing numbers E/8441/1 and E/8441/2, site location plan and associated photographs all date stamped and received 08/03/2017.
I can confirm that this decision has been made by the Director of Planning and Building Control in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted Date : 04.05.2017 Determining officer Signed : J CHANCE Jennifer Chance Director of Planning and Building Control
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