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Application No.: 21/01159/B Applicant: Elder Healthcare (IOM) Ltd Proposal: Erection of a first floor extension Site Address: Elder Grange Nursing Home Fuchsia Lane Douglas Isle Of Man IM2 7EB Planning Officer: Mr Peiran Shen Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 10.01.2022 _________________________________________________________________
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
This application has been recommended for approval for the following reason. The application is considered to comply with General Policy 2 of the Strategic Plan.
Plans/Drawings/Information; This approval relates to the document and drawing no. SM21/553/1 date stamped as having been received on 23rd September 2021. _______________________________________________________________
Additional Persons
None _____________________________________________________________________________
1.0 THE SITE - 1.1 The site is the curtilage of Elder Grange Nursing Home, Fuchsia Lane, Governors Hill, Douglas, a two-storey detached compound located on the end of Fuchsia Lane, which is connected to Hailwood Avenue. There is a single-storey flat roof extension on the south elevation.
2.0 THE PROPOSAL - 2.1 The proposal is the erection of first floor extension above existing single-storey extension. It will have pitched roofs matching the existing roof.
3.0 PLANNING HISTORY - 3.1 Alterations and erection of extension to provide a laundry room was APPROVED under PA 17/00278/B, which is the single-storey flat roof extension on the south elevation.
4.0 PLANNING POLICY Site Specific - 4.1 In terms of local policy, the site is within an area designated as Predominantly Residential in the Area Plan for the East. - 4.2 There is no written policy in local policy that is specific to this site. - 4.3 There is no known planning constrains overlapping with the site. Strategic Policy - 4.4 In terms of strategic policy, the Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application: Principles of Developments - 4.5 General Policy 1 states: "The determination of matters under Part 2 (Development Control) and Part 3 (Special Controls) of the 1999 Town and Country Planning Act shall have regard to the provisions of the Development Plan and all other material considerations." - 4.6 Strategic Policy 1 states that development should make the best use of resources, including sites themselves as well as existing and planned infrastructures. This is seconded by Infrastructure Policy 1 by stressing that all development, unless of too small a scale, shall only take place in area which will ultimately be connected to the IRIS systems. - 4.7 Strategic Policy 2 and Spatial Policy 3 echoes each other, stating that new development should be located primarily within existing defined settlements or sustainable urban extensions. - 4.8 General Policy 2, which provides overall requirement for all development, 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:
trees and sod banks;
Visual Design
4.7 Strategic Policy 3, Environment Policy 42 and Housing Policy 6 all focused on the visual design of developments, they states that the design should take account of the local materials, character and identity of its immediate locality, in terms of buildings and landscape features. Focused on landscaping. - 4.8 Paragraph 4.3.11 of the Strategic Plan states: "a new building cannot be seen in public views is not a justification for the relaxation of other policies relating to the location of new development" Environment - 4.9 Strategic Policy 5 states: "New development, including individual buildings, should be designed so as to make a positive contribution to the environment of the Island." Then, Infrastructure Policy 5 particularly states that "Development proposals should incorporate methods for water conservation and management measures to conserve the Island's water resources." Parking - 4.10 Transport Policy 7 states: "The Department will require that in all new development, parking provision must be in accordance with the Department's current standards." - 4.11 Appendix 7.6 states that for typical residential development, there should be 2 spaces per unit, at least one of which is retained within the curtilage and behind the front of the dwelling. Safety and Security - 4.12 Community Policy 7, 10 and 11 state that design of new development must, as far as is reasonable and practicable, pay due regards to existing best practise such as to prevent criminal and anti-social behaviour and outbreak and spread of fire. In additional, development should also provide proper access for fire-fighting vehicles and adequate supplies of water for fire-fighting purposes." PPS and NPD - 4.13 There is no relevant Planning Policy Statement or National Policy Directive applies to this application.
5.0 OTHER MATERIAL CONSIDERATIONS Legislation - 5.1 There is no relevant legislation that directly applies to this application. Strategy and Guidance - 5.2 There is no strategy or guidance that directly applies to this application. Other Material Considerations - 5.3 There is no other material considerations considered relevant to this application.
6.0 REPRESENTATIONS - 6.1 Douglas Borough Council has on objection to this application (08/10/2021). - 6.2 Highway Services states there is no highway interest in this application. (06/10/2021).
7.1 The key consideration in the determination of the application are its impact on the building itself, on the character and street scene of the area and on the amenities of the neighbours. Design of the Building Itself - 7.2 The first-floor extension is designed in a similar style as the main building, therefore, the design is considered acceptable. - 7.3 The new roof is lower than the ridge of the main roof. Therefore, the proposed is considered subordinate to the main building and its impact on the proportion of the building is acceptable. Character and Street Scene - 7.4 The proposal in general does not have a negative impact on the character or streetscene of the area. Therefore, the design is considered acceptable. Neighbouring Amenities - 7.5 The proposed extension is subordinate to the main building and is of extreme small scale compare to the compound itself and neighbouring buildings. It is also north of the neighbouring buildings. Therefore, it is considered that there is no concern for overshadowing or overbearing. - 7.6 There is no residences can be impact by the proposal. Therefore, it is considered that there is no concern for overlooking.
8.0 CONCLUSION - 8.1 The proposal is considered to comply with General Policy 2 of the Strategic Plan. Therefore, it is recommended for an approval.
9.0 INTEREST PERSON STATUS - 9.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:
9.2 The decision-maker must determine:
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 and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.
Decision Made : Permitted Date: 13.01.2022 Determining officer
Signed : C BALMER Chris Balmer Principal Planner
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