Loading document...
The application site represents the curtilage of an existing property, Cubbon House, 3 Marathon Road, Douglas.
The building is a detached Victorian property set within its own grounds. Until recently the site has been used as a Residential Care Home.
The building faces towards Marathon Road, although it is set back from the road and is behind a Manx stone wall. The level of the site slopes up from Marathon Road, to the rear of the property.
Proposed are alterations, extensions, refurbishment and conversion of the former Residential Care Home into a private dwelling.
The alterations include removing some of the necessary features associated with the former care home, such as the external lift shaft and plant room to the north-east side, the external fire escape on the south-west side and the redundant external pipe work from the various bathrooms.
The alterations also include replacing the existing pvc casement windows with pvc sliding sashes and revising the interior, to form a domestic layout.
The proposed extensions include an orangery extension to the rear of the property. This would be linked to a new patio area on the south-west side. The orangery would have a flat roof with roof lanterns over. The decking would have wrought iron balustrading and concrete steps up.
Adjacent to the orangery at half-landing level would be a small Juliet balcony. A new doorway opening would be created in the external wall on the side of the existing rear extension. This was previously proposed as a roof terrace, but following discussions with the agent, the balcony has been reduced in size, in order to reduce overlooking.
There would be new canopy entrances to the front and side (north-east) elevations. These would have wrought iron and glass domes over.
It is stated that the present access from Princes Road is poor, so it is proposed to develop the former main entrance from Marathon Road, whilst also retaining the existing Princes Road entrance. The Marathon Road entrance would be widened, with the existing pillars being rebuilt and a street light adjacent to the entrance being re-located. A new driveway would be formed from the Marathon Road entrance to the existing garage at the rear of the main building. The garage would have a new door opening in its south-east elevation, facing towards the new driveway. The material of the driveway would be block paving from its Marathon Road entrance and it would change to tarmac alongside the main building.
In order to accommodate the proposed driveway, it is proposed to remove an existing holly tree, a fruit tree and shrubs. These are all located north of the main building.
The following previous planning applications are considered relevant in the assessment and determination of this application;
88/00354/B – Permitted Extension to form store, boiler room and oil storage.
96/01182/B – Permitted 03.12.96 Single storey extension to elderly persons residential home providing two ground floor bedrooms with en-suite bathrooms and, relocation of two car parking spaces.
97/00908/B – Permitted 08.10.97 Creation of externally attached lift shaft and internal alterations.
98/00269/B – Permitted 24.06.98 Alterations to second floor including dormer window.
The application site is located within an area designated as Predominantly Residential Use in the Douglas Local Plan Order 1998, Map No. 2 (South). The site is not located within a Conservation Area.
The relevant planning policy from the Isle of Man Strategic Plan 2007 is General Policy 2. Paragraph 8.12.1 for extensions to dwellings in built up residential areas is also appropriate.
The Department of Infrastructure Highways Division do not oppose this application.
Douglas Corporation has no objection to the proposal.
Due to the proposal to remove trees and shrubs from the site, I have consulted with the relevant Forester from the Forestry, Amenity and Lands Directorate of the Department of Environment, Food and Agriculture. The Forester has stated that all but one of the woody plants in the area shown could be removed without the need for a felling licence, including the pear tree. The only tree which would need a licence to be removed would be the small holly in the top left hand corner. Furthermore, DEFA would not object to the removal of the small holly tree or the planning application.
The Drainage Division of Douglas Borough Council does not object to the application, subject to the proposed rear extension being connected to the public sewer(s), in accordance with the requirements of the Isle of Man Water and Sewerage Authority. They also state that prior to the commencement of works, the exact details of the drainage layout must be provided to the Drainage Section of Douglas Borough Council and approved.
No written responses have been received from the general public.
Due to the nature of the proposal and the land use designation of the site, the relevant policy from the Strategic Plan is General Policy 2. The main issues are the impact on neighbouring properties and the impact on the surrounding are in general.
Having visited the site, it is considered that the neighbouring properties which are likely to be affected by alterations to the property are 15 Marathon Road to the north-east (side), 1 Marathon Road to the south-west (side), in addition to 4 and 4a Marathon Avenue to the north-west (rear).
With regard to 15 Marathon Road, the boundary wall shared with this adjacent property is a much lower height than the boundary wall to the remainder of the site. There is some degree of overlooking at present, as both properties have windows on their side elevations facing towards each other. This proposal would result in the creation of a driveway and the removal of some trees and shrubs alongside 15 Marathon Road. The existing lift shaft would be removed and replaced with a canopy porch extension to ground floor level. It is considered that the proposals would result in no additional overlooking or loss of light to the adjacent property. The new driveway and garage entrance means that there would be vehicular traffic near to the adjacent property, but this would be domestic in scale and is not considered to be an unreasonable feature of a neighbouring property in a residential area.
With regard to 1 Marathon Road, there is a 2 metre high boundary wall along the boundary with this dwelling. The proposal includes an orangery extension, a patio area and a Juliet Balcony on the side of the property facing towards the adjacent property. Due to the position of the two properties and the screening which exists, it is considered that the proposals would not adversely affect the neighbouring property. There were previously concerns about overlooking from a roof terrace, but this has now been withdrawn from the proposal and a Juliet Balcony is proposed instead. The proposed Juliet Balcony would result in the creation of a new opening at half landing level, but there are already existing openings on the side elevation and the new opening would not worsen the small amount of overlooking which exists at present.
With regard to 4 and 4a Marathon Avenue to the rear of the property, it is possible to see the upper windows of these properties when standing in the rear yard of the application site. However, there is a stone wall at ground floor level, which screens the site from the adjacent properties. It is therefore
considered that the proposed orangery (which would be at ground floor level) would not adversely affect the properties in terms of loss of light or overlooking. The proposed Juliet Balcony would be on the side of the building, at an angle to the adjacent properties and there are no concerns about any adverse impacts due to overlooking.
Impact on the surrounding area in general;
The property was formerly a Victorian dwelling and has retained the overall appearance of a dwelling. It is felt that the property would benefit from the removal of some of the features associated with being a care home, including the lift shaft, the fire escape and the redundant pipe work. The proposed extensions would add interest to the site and would not detract from the overall Victorian architecture.
The site is not located within a Conservation Area, so there is no requirement to preserve or enhance the property. However, the proposed sliding sash windows would be a more appropriate style than the existing casements.
The Forester of the area has not objected to the proposed removal of trees and shrubs within the site and I accept their expert view on this.
Overall, it is considered that the general appearance of the property would be improved and there would not be adverse impacts on the character of the surrounding area.
For the above reasons, this proposal is considered to be acceptable and is recommended for approval.
The local authority is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (S) (c) and (d), considered an "interested person" and as such should be afforded party status.
The Forestry, Amenity and Lands Directorate of the Department of Environment, Food and Agriculture should be afforded party status.
The Department of Transport Highways Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.
Recommended Decision: Permitted
Date of Recommendation: 25.02.2011
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This approval relates to alterations, extensions and the conversion of former Residential Care Home into a private dwelling; as shown in the Planning Statement and drawing numbers P01, P02, P03 and P04, date stamped 10 January 2011; in addition to drawing numbers P05 Rev. A and P06 Rev. A, date stamped 24 February 2011.
I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer.
Decision Made : Permitted Date: 28/2/11
Signed: [Handwritten signature] Senior Planning Officer
Copyright in submitted documents remains with their authors. Request removal
