17 October 2023 · Planning Committee
Eastfield Care Home, Eastfield, Douglas, Isle Of Man, IM1 4au
The site at Former Eastfield Mansion House, Eastfield, Douglas (IM1 4AU) within the Woodbourne Road Conservation Area formerly housed a nursing home in a Victorian-era detached dwelling with modern extensions.
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The officer concluded demolition unacceptable as the Mansion House contributes positively to Conservation Area character via surviving historic fabric and early development status, with no sufficient …
Environment Policy 35
Requires development in CAs to preserve/enhance character, protect special features. Officer found demolition removes positive contributor (historic fabric/early development); replacement fails to replicate key terrace features (chimneys, bays, mouldings), removes green spaces; harms character.
Environment Policy 39 - Retention of building in Conservation Areas
Presumption to retain positive CA contributors. Building positive per heritage appraisal; no adequate repair/reuse efforts shown despite PA20/00280/B precedent; outweighs housing benefits.
Strategic Policy 4
(a) Protect/enhance CA fabric/setting. Demolition unpreserved historic building; modern extensions detract but core fabric warrants retention; replacement not enhancing.
General Policy 2
Requires respect for surroundings (b/c), no amenity harm (g), adequate access/parking (h/i). Acceptable highways/ecology/parking; failed on amenity (overlooking), character (demolition/design).
No opposition subject to access/visibility condition (Drawing PO2 rev C)
No objections; content with bat/bird bricks, tree/hedge mitigation subject to conditions (no invasives like laurel/Griselinia)
No objection subject to conditions (no surface water to foul, connect to public sewer, attenuation design, 5 comms fees)
No objections (later supported subject to bin storage details)
DEFA RB Officer strongly objects to the demolition due to the positive contribution of Eastfield Mansion House to the Woodbourne Road Conservation Area; Manx Utilities requests surface water separation and attenuation via condition; Highways, Ecosystem Policy, and Douglas Borough Council raise no objections.
Key concern: demolition of building making positive contribution to Woodbourne Road Conservation Area
DEFA RB Officer (Tom Sinden, Assistant Registered Buildings Officer)
ObjectionRecommendation: Refuse; preserving the building is desirable... demolishing the building would clearly fail to preserve its features of architectural and historic interest; the property does still make an “overall positive contribution to the Woodbourne Road Conservation Area.”
Manx Utilities (Aisha Slinger, Technical Drainage Officer)
Conditional No Objectionwe will require the surface water to be separated and we will require this to be attenuated. On this occasion we will condition this
Conditions requested: surface water to be separated and attenuated; full design of attenuation to meet MU requirements submitted post-approval if planning approved; existing MH 5001 to be rebuilt for new flows; new manhole for any SW connection into rear lane; 5 communication fees payable; 'Connection to a Public Sewer' form to be completed prior to connections
Highway Services Division
No ObjectionThe proposal is acceptable in highway terms; Recommendation: DNOC
Conditions requested: access, visibility splay and layout to accord with Drawing: PO2 rev B
DEFA Ecosystem Policy Officer (Sophie Costain)
No Objectionno objections... but request landscape plan... bird brick/box plan; thorough checks for nesting birds and roosting bats prior to demolition
Conditions requested: landscape plan with hedging species (no invasive non-native/Schedule 8 species, no cherry laurel/griselinia); standard tree/hedge planting and replacement condition; bird brick/box plan: universal swift nest bricks (at least 2) high under eaves NE elevation Unit 5; bat bricks high under eaves SW elevation Unit 1
Douglas Borough Council
No ObjectionDouglas Borough Council has no objections
Isle of Man Victorian Society
Conditional No ObjectionWe therefore object to the positioning of the new terrace as being too close to the original Eastfield Terrace; support retention of No.14 Eastfield and demolition of infill extension; no objection to demolition of Eastfield House
Conditions requested: reposition new terrace further back, all dwellings same width; align with Westmount plane for better solar orientation and to finish 'The Square'
