Planning Statement

Planning Statement For The Conversion Of The Former Saddle Mews Nursing Home To Six Town Houses, Groves Road, Douglas Im2 1Hy

Two exterior photographs showing a large red brick building with a pitched roof and dormer windows, surrounded by temporary fencing along a roadside.

Sarah Corlett Town Planning Consultancy Ltd Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett, Nicola Jane Corlett Company Registration 134325C

Sarah Corlett

A street-level photograph showing a large brick building with a parking lot in front, likely the former nursing home mentioned in the application. The scene includes parked cars, a paved road, and surrounding resident... — A street-level photograph showing a large brick building with a parking lot in front, likely the former nursing home mentioned in the application. The scene includes parked cars, a paved road, and surrounding residential buildings under a cloudy sky.

1.0 The site

1.1 The site is the curtilage of an existing two storey building with three floors of accommodation, which sits on the north eastern side of Groves Road, to the immediate north west of the National Sports Centre. Opposite the site is part of the Spring Valley public sector housing estate. 1.2 To the north west is a private access road which serves approximately 40 retirement living units with associated car parking and landscaped space. 1.3 A footpath runs to the south east of the building, leading to Spring Valley Terrace and ultimately to Castletown Road (A5). 1.4 The existing building is finished in brick with a tiled, mansard roof and was built in the late 1980s (87/01675/B) with the rest of the sheltered housing approved and built at the same time (87/01676/B and 87/01677/B). 1.5 There is currently no on site parking associated with this building with parking for the residents alongside, arranged alongside the buildings and the estate road and a few integral garages.

[^0] [^0]: Sarah Corlett Town Planning Consultancy Ltd Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett Company Registration 134325C

1.6 The most recent use of the building was as a nursing home. Planning approval was granted for the conversion of the building to 34 apartments (see Planning History) which was commenced.

1.7 The rear of the building is not easily visible from the footpath (see below)

A street-level photograph showing a white two-story residential building with a brown tiled roof and garage doors, situated next to a brick building and a stone wall.

2.0 Planning status
2.1 The site lies within an area designated on the Area Plan for the East (2020) as Residential with the NSC identiﬁed as Civic, Cultural or other uses.
2.2 The site is not shown as having areas at risk of ﬂooding on the National Flood Risk maps although the surrounding area is shown as being at risk of river and tidal ﬂooding.

Sarah Corlett Town Planning Consultancy Ltd Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e:[email protected] w:www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

A zoomed-in section of a location map showing a specific property highlighted with a red circle, surrounded by other residential buildings and roads.

A site location map showing existing building footprints and colored land use zones.

2.3 The site is not within an adopted or proposed Conservation Area.
2.4 There are no Registered Trees on the site although Registered Trees RA0704 sit alongside Groves Road to the north west and there is a Registered Tree (sycamore) on the other side of the entrance drive (RT0052).
2.5 There are no Infrastructure, Community or Environmental Constraints on the maps associated with the Plan.
2.6 Development is generally directed to sustainable locations within existing settlements as described in the following Strategic Plan policies:

Strategic Policy 1: Development should make the best use of resources by:

(a) optimising the use of previously developed land, redundant buildings, unused and under-used land and buildings, and reusing scarce indigenous building materials;
(b) ensuring efﬁcient use of sites, taking into account the needs for access, landscaping, open space and amenity standards; and

Sarah Corlett Town Planning Consultancy Ltd Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e:[email protected] w:www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

A site plan or location map showing a red highlighted plot of land labeled RT0052 adjacent to the Saddle Men's Nursing Home.

A site location map showing the proposed development site highlighted in red, labeled RT0052, situated adjacent to the existing Saddle Naws Nursing Home.

Strategic Policy 2: New development will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions of these towns and villages. Development will be permitted in the countryside only in the exceptional circumstances identiﬁed in paragraph 6.3.

Strategic Policy 10: New development should be located and designed such as to promote a more integrated transport network with the aim to:

(a) minimise journeys, especially by private car;
(b) make best use of public transport;
(c) not adversely affect highway safety for all users, and
(d) encourage pedestrian movement

Spatial Policy 1: The Douglas urban area will remain the main employment and services centre for the Island.

Environment Policy 43: The Department will generally support proposals which seek to regenerate run-down urban and rural areas. Such proposals will normally be set in the context of regeneration strategies identiﬁed in the associated Area Plans. The Department will encourage the re-use of sound built fabric, rather than its demolition.

Transport Policy 1: New development should, where possible, be located close to existing public transport facilities and routes, including pedestrian, cycle and rail routes.

2.7 Development of this site should also be expected to satisfy the Strategic Plan policies which encourage sustainable development and the best use of sites (Strategic Policies 1, 2 and 10 and Spatial Policy 5).

Strategic Policy 1: Development should make the best use of resources by:

Sarah Corlett Town Planning Consultancy Ltd Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e:[email protected] w:www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

(a) optimising the use of previously developed land, redundant buildings, unused and under-used land and buildings, and reusing scarce indigenous building materials;
(b) ensuring efﬁcient use of sites, taking into account the needs for access, landscaping, open space(1) and amenity standards; and
(c) being located so as to utilise existing and planned infrastructure, facilities and services.

Strategic Policy 2: New development will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions(2) of these towns and villages. Development will be permitted in the countryside only in the exceptional circumstances identiﬁed in paragraph 6.3.

Strategic Policy 10: New development should be located and designed such as to promote a more integrated transport network with the aim to: (a) minimise journeys, especially by private car; (b) make best use of public transport; (c) not adversely affect highway safety for all users, and (d) encourage pedestrian movement

Spatial Policy 5: New development will be located within the deﬁned settlements. Development will only be permitted in the countryside in accordance with General Policy 3.

Other policies with which the development will have to comply 2.8 Highway safety, sustainable transport and car parking

Transport Policy 4: The new and existing highways which serve any new development must be designed so as to be capable of accommodating the vehicle and pedestrian journeys generated by that development in a safe and appropriate manner, and in accordance with the environmental objectives of this plan.

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.
Transport Policy 7: The Department will require that in all new development, parking provision must be in accordance with the Department’s current standards.

Sarah Corlett Town Planning Consultancy Ltd Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e:[email protected] w:www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

The standards for new housing is generally two spaces per dwelling or one space per one bedroomed apartment and for self catering tourism development there are no prescribed standards.

These standards may be relaxed where development:

(a) would secure the re-use of a Registered Building or a building of architectural or historic interest; or
(b) would result in the preservation of a sensitive streetscape; or
(c) is otherwise of beneﬁt to the character of a Conservation Area.
(d) is within a reasonable distance of an existing or proposed bus route and it can be demonstrated a reduced level of parking will not result in unacceptable on street parking in the locality.

2.9 General standards of development 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:

(a) is in accordance with the design brief in the Area Plan where there is such a brief;
(b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;
(c) does not affect adversely the character of the surrounding landscape or townscape;
(d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
(e) does not affect adversely public views of the sea;
(f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;

Sarah Corlett Town Planning Consultancy Ltd Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e:[email protected] w:www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

(g) does not affect adversely the amenity of local residents or the character of the locality;
(h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
(i) does not have an unacceptable effect on road safety or trafﬁc ﬂows on the local highways;
(j) can be provided with all necessary services;
(k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
(l) is not on contaminated land or subject to unreasonable risk of erosion or ﬂooding;
(m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
(n) is designed having due regard to best practice in reducing energy consumption.

2.10 Fire safety Community Policy 11: The design and use of all new buildings and of extensions to existing buildings must, as far as is reasonable and practicable, pay due regard to best practice such as to prevent the outbreak and spread of ﬁre.
2.11 The Residential Design Guide provides additional assistance regarding how to assess the impact of new residential development on the amenities of existing dwellings around it as well as advice on design.

Sarah Corlett Town Planning Consultancy Ltd Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e:[email protected] w:www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

3.0 Planning history
3.1 The most recent application, which is understood to have been commenced, was for the alteration of the building and its use as 34 residential apartments. This proposal was to provide 24 car parking spaces, 6 motorcycle parking spaces and secure parking for 19 bicycles (16/00946/B).
3.2 The scheme generated a signiﬁcant number of objections from the residents in the remainder of Saddle Mews, suggesting that the area was designed for and is occupied by the over 50s and the proposed use is incompatible with that. There were concerns about parking and noise nuisance as a result of occupation of the proposed apartments by younger people.
3.3 The planning ofﬁcer considering the application makes the following statements:

6.3 While the loss of the Nursing Home is regrettable it was a privately run enterprise and the previous owners no longer considered suitable or ﬁt for purpose.

6.8 Some outdoor amenity space is provided, in the form of two balconies on the ﬁrst and second ﬂoors. Occupants would also be able to access to public amenity spaces, such as North Quay and Douglas Promenade and Beach. The provided amenity map demonstrates that facilities, such as access to recreational areas, restaurants and shops are available within a 1 min to 22 min walk. With regards to space for clothes drying a coin operated laundry is to be located on the ground ﬂoor. A refuse storage room is provided on the ground ﬂoor.

6.12 Many of the representations received while pleased to see the site being redeveloped feel that it should ﬁt more with the age demographic that is currently in place at Saddle Mews. This is a difﬁcult issue as the agent has established that having been empty since 2010 no other provider wanted to take the building over. Other issues relate to the under provision of parking, open space and recreation, signiﬁcant increase in trafﬁc movements which has the potential to encroach into the private gardens and parking spaces of Saddle Mews and the type of residents and their compatibility with the current occupants of Saddle Mews.
6.13 Having visited the site and after examining the submitted drawings it is considered that the position and general arrangement of the proposed development

Sarah Corlett Town Planning Consultancy Ltd Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e:[email protected] w:www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

is such that the living conditions of surrounding properties would not be unduly affected by the proposal, in terms of outlook or loss of daylight. The main impact is likely to be through increased vehicle movements and numbers coming to and from the site, especially when compared with the previous use. While undoubtedly this change in occupation will result in a different kind of occupation to the previous use it is not considered to be to such a degree to warrant a refusal.

6.14 There are 24 number of parking spaces to be allocated for the development. Whilst there is undoubtedly pressure on kerbside parking in Saddle Mews, this needs to be considered in the context of HP17 which provides support for ﬂat conversions 'if possible, this involves the creation of parking on site or as part of an overall trafﬁc management strategy for the area'. For the proposed conversion, in accordance with the Strategic Plan, 36 spaces should be provided, and the Strategic Plan standards at A.7.1 are preceded by 'in general, the need to ﬁnd a use for redundant buildings which are in sound condition will outweigh the drawback of any shortfall in parking provision'. It also recognises the possibility of a relaxed standard having regard to location 'relative to public transport, employment and public amenities'. DOI Highways consider that due to the sustainable location, coupled with the provision for storage of alternative methods of transportation the proposal is considered to be acceptable.

3.4 This application was permitted with no appeal lodged. The conservatory approved to be removed, has been demolished and drainage has been installed to facilitate the new development.

Sarah Corlett Town Planning Consultancy Ltd Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e:[email protected] w:www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

Sarah Corlett Town Planning Consultancy Ltd Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e:[email protected] w:www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

Architectural elevation drawing showing a proposed terraced residential development with a pitched roof and dormer windows.

4.0 The proposal
4.1 Proposed is the conversion of the existing building to form six town houses - each with four en suite bedrooms, a lounge, kitchen/dining area, utility room and ground ﬂoor toilet.
4.2 The units will have their lounge accommodation on the ﬁrst ﬂoor with the remainder of the sleeping accommodation on the ﬂoors above.
4.3 Twelve car parking spaces will be available within the site: two immediately alongside the northwestern most unit, two immediately alongside the south easternmost unit accessed separately from the existing access from Groves Road - and the remaining eight at the rear of the building.
4.4 Each unit will have a front and rear garden with access directly onto it and a rear gate with path access to the rear parking spaces. Bin storage will be provided to the rear of each unit along with provisions for bicycle storage. Air source heat pumps will be installed, one for each unit, in accordance with the provisions of the Town and Country Planning (Permitted Development) Order 2025.
4.5 Physical changes to the building include:

• the rendering over of the brickwork and its replacement with render and stonework;
• the introduction of new windows with cladding between and above each ﬂoor;
• the removal of the existing rear single storey extension on the north eastern (rear) elevation;
• the reduction in height of both side annexes and provision of a terrace on the highest level of both;
• the removal of the existing roof lights in the front and rear roof planes and
• the installation of solar panels on the front roof plane.

Sarah Corlett Town Planning Consultancy Ltd Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e:[email protected] w:www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

5.0 Conclusion
5.1 The site is highly sustainable one and close to a wide range of amenities and facilities and within the Island’s principal settlement and only city. Whilst the approved scheme of apartments would have resulted in a greater level of units, what is proposed will reduce the amount of trafﬁc and general activity coming to and going from the site. It is noted that there is limited parking in the area and that with the National Sports Centre close by, there is often a lot of on street parking by non residents. As such, the reduction in the number of units such that the full complement of parking spaces required by the Strategic Plan are being provided on site, should enable the development to sit more comfortably within its context.
5.2 The works will enable a scheme of enhancement to be introduced to the building, improving the external appearance through the introduction of stonework, render and cladding and removing the rather awkward ﬂat roofed elements. Altogether the scheme will improve the appearance of what is a rather tired looking building and inject new life into it.
5.3 The introduction of solar panels and air source heat pumps (which would not need planning approval) will further enhance the sustainability of the building.
5.4 We believe that the proposal meets all the policy requirements with no adverse impact on those who live around the site - the development resulting in a reduction in the amount of occupants and consequential trafﬁc movements and with no new windows introduced close to existing residential property.
5.5 The development will create an attractive living opportunity for larger family units in the heart of Douglas and at the same time, enhance the appearance and contribution of the site to the surrounding area.

Sarah Corlett 22.04.2025

Sarah Corlett Town Planning Consultancy Ltd Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e:[email protected] w:www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

Planning Statement

Source & Provenance