6 May 2020 · Delegated - Principal Planner (Sarah Corlett)
Eastfield Care Home, Eastfield, Douglas, Isle Of Man, IM1 4au
The proposal involves converting the former care home back to a residential dwelling by removing a three-storey infill link, single and two-storey extensions, and a fire escape, then adding flat roof extensions at the side and rear, a rear stairway, and a two-storey infill with pitched roof and dormers finished in Manx…
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The officer assessed that the proposal complies with the site's Predominantly Residential zoning and preserves/enhances the Woodbourne Road Conservation Area by substantially decreasing the building's…
General Policy 2
Requires development to respect site/surroundings in siting, scale, form, design; not adversely affect townscape character, amenity, or highway safety; incorporate landscape features. Officer found extensions subordinate with matching finishes, reduced massing preserves character, excess parking and segregated access satisfy highway/amenity tests.
Environment Policy 35
Permits only development preserving/enhancing Conservation Area character. Demolition reduces visual mass, new infill matches original form with Manx stone and pitched roof, reinstates historic gap, respecting green spaces and trees.
Planning Policy Statement 1/01 - Policy CA/2 (Conservation Areas)
Impact on special character of Conservation Area is material consideration. Proposal enhances by removing detracting extensions, using replicating materials, and restoring original separation from terrace.
Time limit
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.
Roof tiles approval
No new roof tiles may be installed until such times as the details of any new tiles have been approved by the Department and the new tiles must be installed in accordance with these details. The tiles must appear as natural slates to match what would have been the original roof materials of the property. Reason: The property is within a Conservation Area and any materials should replicate the originals where practicable.
Materials matching
All external facing, windows and garage door materials to be used shall match those of the existing Eastfield Mansion House in respect of type, style, size, colour, bond, pointing, coursing, jointing, profile and texture. Reason: In the interests of the character and appearance of the site and surrounding area.
Making good works
All work of making good shall be finished to match exactly the existing building fabric in respect of type, size, colour, bond, pointing, coursing, jointing, profile and texture. Reason: In the interests of the character and appearance of the site and surrounding area.
No Highways Interest
no objections
proposal to renovate and convert the House by removing the current link extension to Eastfield terrace is welcomed; suggests vertically opening timber garage doors more in keeping with design style
support the planned development in principle and trust that steps will be taken to not further reduce the availability of parking... and that the spirit of the local conservation planning controls... are upheld
Highway Services objected to the proposed new access due to road safety concerns requiring revisions, while other consultees raised no objections or offered suggestions. Overall, conditional concerns were addressed as the application was permitted.
Key concern: highways objection to new access due to inadequate visibility splays and road safety
Department of Infrastructure Highway Services
Objection"the Highway Service raises an objection until receipt of sufficient additional information and a revision to adequately meet geometric and technical requirements"; "Recommendation: O - Additional information and revisions relating to the provision of the new access."; "As drawn, the proposed layout of the new access is unsatisfactory due to its position and relationship to the existing road layout, pedestrian movements and street furniture raising road safety issues."
Conditions requested: garages should be retained for the stated purpose; electric vehicle charging points should be provided; hard standing should be formed of a consolidated, bound material that is porous or with surface water drained into the site
DEFA Ecosystem Policy
No Objection"the applicant may wish to consider installing a swift nest box or nest brick"; "Thorough checks for birds, their active nests and eggs should be undertaken prior to clearance of vegetation. If a nest is discovered while work is being undertaken, all work must stop and advice sought from the Ecosystem Policy Team, DEFA."
Douglas Borough Council
No ObjectionDouglas Borough Council has no objections.
Isle of Man Natural History & Antiquarian Society
Support"Isle of Man Natural History & Antiquarian Society welcome the proposal to renovate and convert Eastfield Mansion House"; "consideration is given to making these vertically opening timber doors more in keeping with the design style of the rest of the extension and the existing Mansion House."
