Loading document...
==== PAGE 1 ====
17/00076/B
Page 1 of 3
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 17/00076/B Applicant : Marathon Court Nursing & Residential Home 1989 Ltd Proposal : Replacement of existing glazed roof with tiled roof and installation of windows to rear elevation Site Address : Marathon Court Victoria Road Douglas Isle Of Man IM2 4RQ
Case Officer : Mr Jason Singleton Photo Taken : 16.02.2017 Site Visit : 16.02.2017 Expected Decision Level : Officer Delegation
Officer’s Report
APPLICATION SITE 1.1 The application site is the curtilage of Marathon Court Nursing Home, which is a large detached building set to the east of Victoria Road. The western boundary of the site adjoins the highway and has a row of mature trees which soften the edge of the development, while to the northeast the land falls away very significantly down towards Mona Drive.
1.2 On the rear, south, elevation is a large conservatory running almost the full width of the property constructed from Upvc framework with a polycarbonate roof in a lean to design. On the central section of the conservatory, the pitch of the roof extends down lower projecting into the rear garden area.
THE PROPOSAL 2.1 Proposed is the replacement of the conservatory roof tiles and the addition of two windows and roof lights within the rear (south) elevation.
PLANNING HISTORY 3.1 91/01774/B - Extension to increase accommodation - REFUSED.
92/00922/B - Extension to increase accommodation - APPROVED.
94/00636/B - Construction of a conservatory - APPROVED. 95/01322/B - 2 No single storey extensions to provide office and enlarged buildings - APPROVED.
98/01165/B - Extension to nursing home - APPROVED.
00/01151/B - Kitchen extension to nursing home - APPROVED. 03/00543/B - Erection of a single storey six bedroom extension with link and terrace over - APPROVED. 07/01477/B - Erection of a single storey extension to south east elevation to provide 6 additional bedrooms - APPROVED.
11/01546/B - Alterations and erection of a first floor extension - APPROVED. 15/00084/B - Erection of an extension to rear elevation. APPROVED.
DEVELOPMENT PLAN POLICIES 4.1 The application site is located within an area that is designated as being Predominantly Residential by the Douglas Local Plan 1998. The site is not within a Conservation Area and the building is not Registered. Within the Isle of Man Strategic Plan, two policies are considered relevant, in addition to paragraph 10.11.1, which states: "Health care facilities such as nursing homes, residential homes, or training centres are usually sited within residential areas, but can
==== PAGE 2 ====
17/00076/B
Page 2 of 3
generate activity and traffic which has detrimental effects on the amenity and character of these areas. The following policy is therefore adopted".
4.2 General Policy 2 states (in part): "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, and (g) does not affect adversely the amenity of local residents or the character of the locality"
4.3 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."
REPRESENTATIONS 5.1 Douglas Borough Council has no objection (10/02/17)
5.2 Highways Services have commented and confirm there is no Highways Involvement in the proposal (15/02/17)
ASSESMENT 6.1 The fundamental issues to consider in the assessment of this planning application are; (i) the impact of the proposed development on the character and appearance of the existing dwelling, (ii) the impact of the proposal on the surrounding area and street scene.
6.2 As the proposed conservatory roof tiles would seek to match the existing roof tiles of the main dwelling it is considered that this aspect of the proposal would be an enhancement to the existing property by providing a uniform appearance throughout. The inclusion of two windows in the south elevation would give views out and into the rear garden area without any danger of overlooking of resulting in a loss of privacy due to the landscaped areas on the boundary.
6.3 It is considered that the replacement conservatory roofs with the additional windows would be a relatively modest alteration to the property which would not adversely affect public or private amenity and is therefore in accordance with General Policy 2 of the IOM Strategic Plan.
RECOMMENDATION 7.1 Overall, it is concluded that the planning application is in accordance with aforementioned General Policies of the Isle of Man Strategic Plan 2016 and is recommended for approval.
INTERESTED PERSON STATUS 8.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure)(No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: (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, in this case Highway Services and
==== PAGE 3 ====
17/00076/B
Page 3 of 3
(e) The local authority in whose district the land the subject of the application is situated.
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 27.02.2017
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.
This approval relates to drawings referenced 17/2597/01 and 17/2597/02 received 24th January 2017.
I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted
Date: 02.03.2017
Determining officer
Signed : S CORLETT Sarah Corlett
Senior Planning Officer
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