Loading document...
==== PAGE 1 ====
19/01325/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 19/01325/B Applicant : Pearl Healthcare Ltd Proposal : Variation of condition 1 of application 15/01332/B for alterations, conversion of garage and erection of a single storey extension, to extend the period of approval for a further 4 years. Site Address : Tudor Lodge 18 Stanley Terrace Douglas Isle Of Man IM2 4EP
Principal Planner: Mr Chris Balmer Photo Taken :
Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 20.01.2020 __
Conditions and Notes for Approval
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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
Plans/Drawings/Information;
This approval relates to the submitted documents and drawings reference numbers AT 785.1 and AT 785.2 REV 1 all received on 22nd November 2019.
__
Interested Person Status - Additional Persons None __
Officer’s Report
1.0 THE SITE 1.1 The application site is the curtilage of Tudor Lodge Residential Care Home, Stanley Terrace, Douglas. The property is situated at the end of the terrace with its north western
==== PAGE 2 ====
19/01325/B Page 2 of 4
elevation facing onto Marathon Road. To the rear of the property is Stanley Place land which runs between Stanley Terrace and Victoria Place. The property is currently served by a garage which is detached from the building and is accessed from Stanley Place.
2.0 THE PROPOSAL 2.1 This application seeks approval for variation of condition one of PA 15/01332/B to extend the period of permission by an additional four years. The previous application 15/01332/B was also approved on the basis of the variation of application 11/01029/B - condition one to extend the period of 4 further years. The original application (11/01029/B) sought approval for alterations, conversion of garage and erection of a single storey extension to provide additional living accommodation. The extension would link the ground floor of the property to the garage to provide a laundry room, day room and a corridor to an additional two en-suite bedrooms. The day room would have a window facing onto the remainder of the rear yard along with a pitched roof light well in the roof. The two bedrooms would each be served by a roof light and a window in the boundary wall which abuts Stanley Terrace. Bin storage would continue to be provided in the space beneath the external fire escape.
3.0 PLANNING POLICY 3.1 The application site is located within an area identified as being Predominantly Residential by the Douglas Local Plan and the Draft Area Plan for the East. The site is within a Conservation Area.
3.2 General Policy 2 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:
(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; (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."
3.3 Environment Policy 35 states: "Within Conservation Areas, the Department will permit only development which would preserve or enhance the character and appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development."
3.4 Paragraph 10.11.1 of the Strategic Plan sets out the following: "Health care facilities such as nursing homes, residential homes, or training centres are usually sited within residential areas, but can generate activity and traffic which has detrimental effects on the amenity and character of these areas. The following policy is therefore adopted."
3.5 Community Policy 6 states: "New community health care facilities and extensions to existing facilities will be permitted provided that they: a) would not result in an over concentration of such uses in a particular area; b) would not have an unacceptable effect on the residential or prevailing character or amenity of the area; c) would be easily accessible; and d) would not have an unacceptable impact on the local highway network."
3.6 Housing Policy 17 states: "The conversion of buildings into flats will generally be permitted in residential areas provided that:
==== PAGE 3 ====
19/01325/B Page 3 of 4
(a) adequate space can be provided for clothes-drying, refuse storage, general amenity, and, if practical, car-parking; (b) the flats created will have a pleasant clear outlook, particularly from the principal rooms and (c) if possible, this involves the creation of parking on site or as part of an overall traffic management strategy for the area."
4.0 PLANNING HISTORY 4.1 The application site has been the subject of three previous planning applications which are considered materially relevant to the assessment of this application:
4.2 Variation of condition one of PA 11/01029/B to extend the period of permission by an additional four years - 15/01332/B - APPROVED
4.3 Alterations, conversion of garage and erection of a single storey extension to provide additional living accommodation - 11/01029/B - APPROVED at Appeal.
4.4 Alterations, conversion of garage and erection of a single storey extension to provide additional living accommodation - 06/00484/B - APPROVED
4.5 Erection of staff accommodation with integral garage to replace existing garage/store to rear - 00/01057/B - REFUSED at Appeal
4.6 Change of use to residential care home - 92/00384/C - APPROVED
5.0 REPRESENTATIONS 5.1 The Highways Services of the Department of Infrastructure does not object to this application (received on 09.12.2019).
5.2 Douglas Corporation does not object to this application (12.12.2019).
6.0 ASSESSMENT 6.1 The application is to vary a condition that seeks to restrict the time limit for the implementation of the application. This would have the effect of adding an additional four years to the time in which the permission should be implemented.
6.2 The principal issue in the assessment of this application is whether there have been any material changes, in planning terms, since the application was last approved; for example policy changes, a change to the land use designation, new or altered legislation, or site circumstances) that would lead to a different decision being made.
6.3 Since the initial approval there have been no material planning changes which have arisen. The Douglas Local Plan Order 1998 and the Isle of Man Strategic Plan 2016 have not been superseded and therefore continue to comprise the Development Plan. There have not been any relevant appeal decisions that indicate a different approach to those policies should be taken. No new legislation has been brought into force. The Draft Area Plan for the East has recently been to a public enquiry and the Inspector has provided his written report. However, there are no polices which would affect this site.
7.0 RECOMMENDATION 7.1 It has been previously assessed that the development proposed is acceptable without causing undue harm to local residential amenity and also without causing undue harm to the natural environment or cause undue harm on public amenity. No significant material circumstances have altered since the original approval in principle was issued.
==== PAGE 4 ====
19/01325/B Page 4 of 4
7.2 Accordingly, it is considered for those reasons it is appropriate to approve the variation of condition 1 and extend the approval for a further four years from the date of the decision notice, and that the other conditions previously attached to that approval be carried forward here, should this recommendation be accepted.
8.0 INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 (Article 6(4), the following persons are automatically interested persons: (a) The applicant, or if there is one, the applicant's agent; (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested; (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material (d) Highway Services Division of Department of Infrastructure and (e) The local authority in whose district the land the subject of the application is situated.
8.2 The decision maker must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed in Article 6(4) who should be given Interested Person Status. __
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.
Decision Made : Permitted
Date: 21.01.2020
Determining officer Signed : S CORLETT Sarah Corlett
Principal Planner
Customer note
This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.
Copyright in submitted documents remains with their authors. Request removal