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The property Tudor Lodge, Residential Care Home, 18 Stanley Terrace, Douglas, is part of a row of three storey terraced properties (end terrace) which is located on a corner plot, with Marathon Road to the north of the site and Ballaquayle Road to the west.
The property is within an area which comprise mostly of three storey terraced properties which are used for residential, care homes and guest houses / hotels.
The property has been zoned under the Douglas Local Plan order as being within a predominately residential use; the site is within Ballaquayle Road Conservation Area.
Approval in principle for a replacement garage with first floor staff accommodation Proposal (97/01115/A) – Refused
Erection of staff accommodation with integral garage to replace existing garage/store to rear (00/01057/B) – Refused on the following grounds:-
The application proposes alterations, conversion of garage and erection of a single storey extension to provide additional living accommodation.
The current garage to the rear of the site, accesses onto Stanley Place. The application proposes to convert the garage into two separate bedrooms each with en-suite bathrooms, which would be connected to the main building via the proposed extension which also creates a day room for the users of the two bedrooms.
Douglas Corporation - no objection
Highways Division have objected to the application on the following grounds:-
The development removes an off street parking facility and increases the number of bedrooms which will increase visitor traffic/parking on the public highway adjacent to the care home (17/05/2006).
The existing garage could be used for staff parking and the development proposal will remove this space and result in on street parking.
The development has the potential to increase the number of visitors and a planning condition cannot be drafted excluding visitors to the development.
I assume the parking space on Marathon Road is on the Public Highway.
The parking space 8 to 11 Stanley View should be used for the use at this location.
The Department of Transport must sustain its objection to this development which intensifies the use of a building and removes off street parking. However, I accept other planning material considerations for this development may result in you recommending approval for this development. (02/08/06).
Disability Access Officer:-
The Alterations of the building should be built under the Part M building regulations and thus accessible for unassisted wheelchair users. From door widths to electric sockets
Chief Fire Officer:- Applicant to consult with Fire Safety Department with regard to Fire Precautions contained within the proposal.
Manx Electricity Authority:- Please contact Anthony Kinrade or Ian Horsey, Operations and Maintenance Department, Network Services, as there is a Low Voltage Underground Cable crossing the site of the proposed extension. This is to discuss working practices around cables which may be required to be diverted before any work can be carried out on site.
All work on the site to be carried out with reference to HSE Guidance note HS(G)47. Please contact the MEA for an Electrical Site Safety 5. We have received no privately written representations objecting to the application.
The key issues in this application are:-
The proposed extension to join the existing garage (proposed bedrooms) to the property is a rather modest sized extension, one which will have no adverse impacts to the detriment of residential amenity of the neighbouring properties particularly as the proposal will only be 0.3 metres higher than the existing boundary wall shared with 17 Stanley Terrace.
Regarding the alterations to the garage, the proposals will actually improve the residential amenity for the neighbouring property Nr 17, as the proposal includes the removal of the existing pitched roof over the garage and replaced by a flat roof, which is 1.3 metres lower. This will reduce the impact of the garage and improve the appearance.
Whilst the Applicant states that the existing garage is not used as a garage presently, it could be used, and would provide an off street parking space, therefore I must consider the loss of an off street parking provision against the proposed alterations and usage.
The initial concerns from the Highways Division regarding the increase of the number of bedrooms which will increase visitor traffic/parking on the public highway adjacent to the care home. The Applicant has comments regarding this issue (see 2nd support letter) which they state that the young residents are very active and many have part timer jobs, outdoors often during the day, a resident will go out to visit family or friends as opposed to receiving them at the home. The residents of the home are also not allowed to drive therefore no additional off street parking would be required regarding the residents.
The Applicants also states that they have a reserved parking space at the side of the home on Marathon Road which is about 20 yards from the entrance, they also have a dedicated off road parking space at our sister home which is 6 doors away at number 8-100 Stanley View (Sunnydale Care Home). In responses the Highway Division have commented that the parking space at 8-11 Stanley view should be used at that location.
Although I accept that the proposals could well increase the demand for parking, I believe from experience that these can be accommodated along Marathon Road where there are a number of disc zoning parking spaces.
It is my view that as none of the residents of the care home are not able to drive, and are able to visit friends and family outside of the care home, I do not believe the proposal would not cause significant increase in demand in parking provisions.
The proposed bedrooms would have a single window overlooking Stanley Place, each bedroom would also benefit from two velux roof lights within the roof space. The proposals would also provide a day room which has a window overlooking the rear yard, the day room also would have a large light well within the roof, to provide additional natural light. Whilst the outlook and general environment is not ideal, I do not believe they are poor enough to warrant a refusal, especially as the residents would also have additional facilities that the care home provides.
Whilst the submitted application does have a number of issues I believe in this case the need of additional care places out-weighs the concerns and for the reasons stated above, the proposal would seem appropriate in this location and therefore my recommendation is for an approval.
I consider that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:
Recommended Decision: Permitted
Date of Recommendation: 07.08.2006
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 the submitted documents and drawings AT 785.1 and At 785.2 all received on 21st March 2006.
N 1. There are Underground Cables/Overhead Lines present in the area indicated in the planning application. Please contact Anthony Kinrade or Ian Horsey, Operations and Maintenance Department, Network Services, Manx Electricity Authority, (Tel. 687705) to discuss working practices around Cables and Overhead Lines which may be required to be diverted before any work can be carried out on site.
Contact the M.E.A. for Electrical Site Safety 5 documents, (Tel. 687766), before any work is carried out on site. All work to be carried out with reference to Health and Safety Executive Guidance Notes HS(G)47 and GS6.
N 2. Applicant to consult with Fire Safety Department with regard to Fire Precautions contained within the proposal.
N 3. The Alterations of the building should be built under the Part M building regulations and thus accessible for unassisted wheelchair users. From door widths to electric sockets
I confirm that this decision accords with Government Circular Nos 44/05 (Delegation of Functions to Director of Planning and Building Control) and 47/05 (Delegation of Functions to Senior Planning Officer)
Decision Made : Permitted Date: 8/8/06
Signed: [Handwritten signature] M. I. McCauley Director of Planning and Building Control
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