156984

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                                      17/00917/B                                     Page  1  of  4

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 17/00917/B Applicant : Marathon Court Nursing & Residential Home 1989 Ltd Proposal : Erection of a structure to replace existing conservatory Site Address : Marathon Court Nursing Home Victoria Road Douglas Isle Of Man IM2 4RQ

Case Officer : Mr Chris Balmer Photo Taken : 13.09.2017 Site Visit : 13.09.2017 Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 02.10.2017 __

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.

Plans/Drawings/Information;

This approval relates to drawings reference numbers 15/2597/01 and 17/2597/06 both received on 25th August 2017.

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Interested Person Status - Additional Persons

None

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                                      17/00917/B                                     Page  2  of  4

Officer’s Report

1.0 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.

2.0 THE PROPOSAL 2.1 The application seeks approval for the erection of a structure to replace existing conservatory. The proposal would be sited on the same footprint, height and size as the existing conservatory. The main difference is that the building would be constructed of a timber frame and would be more of a traditional build, with painted render walls and a reduced level of glazing all compared to the the UPVC framed conservatory.

2.2 There was recently an application (17/00076/B) for the replacement of the conservatory roof tiles and the addition of two windows and roof lights within the rear (south) elevation.

3.0 PLANNING HISTORY 3.1 There have been a number of previous planning applications, however, only the following is considered relevant in the determination of this application:

3.2 Replacement of existing glazed roof with tiled roof and installation of windows to rear elevation - 17/00076/B - APPROVED

4.0 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.

4.2 Within the Isle of Man Strategic Plan the following policy is relevant for consideration:

4.3 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: (a) is in accordance with the design brief in the Area Plan where there is such a brief; (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; (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;

(e) does not affect adversely public views of the sea; (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; (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; (j) can be provided with all necessary services;

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(k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption."

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 (21.09.2017).

5.2 Highways Services have commented and confirm there is no Highways Involvement in the proposal (18.09.2017)

6.0 ASSESSMENT 6.1 The fundamental issues to consider in the assessment of this planning application are; (i) the impact of the proposal on the street scene and individual property and (ii) the impact of the proposal upon neighbouring properties amenities.

6.2 The proposal in terms of design, form and finishes is a visual improvement over the existing uPVC conservatory and more in keeping with the existing main building.

6.3 As the proposed extension in terms of form, size, footprint, design (i.e. reduction in glazing) and size are the same as the existing conservatory it is consider the proposal would not have a significant adverse impact upon any neighbouring amenities.

7.0 CONCLUSION 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.

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. __

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.

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Decision Made : Permitted

Date: 03.10.2017

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.