DEC Officer Report

Application No.: 23/00012/MCH Applicant: Mr David Wormald Proposal: Minor Change application to PA 17/00947/B involving amendment to overall basement footprint and alterations to external roof finish to the three main blocks, step / ramp alteration to South & East elevations, car parking finish, boundary wall, water goods, external ventilation, window cills and West curtain wall detail updated Site Address: Spaldrick House Bradda Road Port Erin Isle Of Man IM9 6PQ Planning Officer: Miss Lucy Kinrade Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 23.02.2023

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

N 1. The following changes are considered to be minor and are accepted:

• 1. Changes to lower ground floor basement
• 2. Change to the external roof finish to the 3 main blocks, using Marley Smooth Grey Edgemere Slates (concrete interlocking tiles)
• 3. External steps to the south and east elevations omitted, and concrete ramp constructed to the east elevation to enable garden access by landscapers
• 4. Car parking finish to be block pavers in lieu of tarmacadam.
• 5. Upvc rainwater goods, in lieu of aluminium
• 6. West curtain wall detail modified to glazing and render panel
• 7. External cladding boards shown fitted horizontally and colour confirmed as Cedral colour C62 Violet Blue.
• 8. Ventilation louvres to kitchen and laundry windows.
• 9. Cills raised to kitchen, and staff areas on East Elevation and position of opaque glass windows indicated.
• 10. Window cills to cladding elevations changed from metal trims to concrete cills.
• 11. External terrace finish noted as Tobermore Classica Natural 450x450x50 flags.
• 12. Ridge and hip tiles confirmed as Marley concrete colour 'mosborough red' (terracotta) and single ply membrane to form simulated lead finish with roll / seam effect.

• 13. External windows and doors (upvc and aluminium) colour to be anthracite grey.
• 14. Render to be K Rend colour off white.
• 15. Upper floor external balconies to be glass with stainless steel post and clamp.
• 16. External ground floor terrace railings to be metal bar polyester powder coated grey.
• 17. Terrace retaining wall to be Secura Block colour Bracken for full length including face of plantroom.

R 1. The boundary wall and kitchen flue works are considered to result in new or increased impacts going beyond minor.

The following works are refused:

• 1. Existing brick boundary wall to Bradda Glen Close to remain and rendered and capped with a twice weathered concrete coping. Render finish is not to be painted.
• 2. Kitchen extract roof flue. Plans/Drawings/Information; This application relates to the following information:

Approved Site Plan P02 Approved Ground and First Floor Plans P03 Approved Elevations P05 A Proposed Site Plan P02A Proposed Ground and First Floor Plans P03A Proposed Elevations P05 B Marley Spec Brochure

• all date received 06/01/2023. Emails from the agent date received 17/02/2023. Lower ground floor overlay drawing date received 17/02/2023 Email from agent dated 23/02/2023 Updated ground floor overlay drawing with scale Rev A dated 23/02/2023. _______________________________________________________________

Interested Person Status

Additional Persons _____________________________________________________________________________ Officer’s Report INTRODUCTION

The following application shall be assessed against the criteria set out in Part 3 - Minor Changes Applications of the Town and Country Planning (Development Procedure) Order 2019 specifically Articles 21, 22, 23 and 24.

BASIS OF APPLICATION

• 21(1) This is the only minor changes application that has been made in respect of any particular grant of planning approval.

• PASS - relates to 17/00947/B and no other MCH application has been submitted for this application.

• 21(2)(a) The Minor Change Application relates to the grant of planning approval in respect of a building

• - PASS - relates to erection of residential care home

• 21(2)(b) The application specifies what minor changes are being sought

• - PASS - changes set out in submitted information and summarised below:

• 1. changes to lower ground floor basement
• 2. change to the external roof finish to the 3 main blocks, using Marley Smooth Grey Edgemere Slates (concrete interlocking tiles)
• 3. External steps to the south and east elevations omitted, and concrete ramp constructed to the east elevation to enable garden access by landscapers
• 4. Car parking finish to be block pavers in lieu of tarmacadam.
• 5. Existing brick boundary wall to Bradda Glen Close to remain and rendered and capped with a twice weathered concrete coping. Render finish is not to be painted.
• 6. Upvc rainwater goods, in lieu of aluminium
• 7. West curtain wall detail modified to glazing and render panel
• 8. External cladding boards shown fitted horizontally and colour confirmed as Cedral colour C62 Violet Blue.
• 9. Ventilation louvres to kitchen and laundry windows.
• 10. Kitchen extract roof flue.
• 11. Cills raised to kitchen, and staff areas on East Elevation and position of opaque glass windows indicated.
• 12. Window cills to cladding elevations changed from metal trims to concrete cills.
• 13. External terrace finish noted as Tobermore Classica Natural 450x450x50 flags.
• 14. Ridge and hip tiles confirmed as Marley concrete colour 'mosborough red' (terracotta) and single ply membrane to form simulated lead finish with roll / seam effect.
• 15. External windows and doors (upvc and aluminium) colour to be anthracite grey.
• 16. Render to be K Rend colour off white.
• 17. Upper floor external balconies to be glass with stainless steel post and clamp.
• 18. External ground floor terrace railings to be metal bar polyester powder coated grey.
• 19. Terrace retaining wall to be Secura Block colour Bracken for full length including face of plantroom.

• 21(2)(b) The application specifies why the applicant considers the minor changes to be of a minor nature

• PASS - set out in the accompanying letter and in additional emails dated 17/02/2023.

• 21(2)(c)(i) The Minor Change Application does not increase the number of dwellings or buildings for which planning approval has been granted

• - PASS - no increase in dwelling numbers or buildings sought

• 21(2)(c)(ii)The Minor Change Application does not increase the net external footprint of a building for which planning approval has been granted

• - PASS - following additional drawing details being provided there is to be no net external footprint increase.

• 21(2)(c)(iii) The Minor Change Application does not alter the site for which planning approval has been granted and which was defined by a red line on the site location map by changing that line

• PASS - no change to site definition

• 21(2)(c)(iv) The Minor Change Application does not make material changes to the vehicular access arrangements for which planning approval has been granted

• PASS - no material changes

• 21(2)(c)(v) The Minor Change Application does not alter the conditions (if any) which have been imposed

• PASS - no change

• 21(2)(d)The Minor Change Application is not be made where the parent approval is less than 21 days old, subject to an undetermined appeal or has expired

• - PASS - original application approved 26th March 2018

APPLICATION CONTENT

• 22(3)(a) Application Form

• PASS - provided

• 22(3)(a&c) The information in Schedule 1 of the Town and Country Planning (Development Procedure) Order 2019 has been provided:

• PASS - provided the following:

• o Site location plan (with red line)
• o The planning approval that is the subject of the application
• o Explanation of changes being applied for and reasons why
• o drawings of the proposed minor changes with buildings and structures amended to indicate the changes
• o Flood risk assessment is not necessary in this case

22(3)(b) Provision of other documents specified on form but not in Schedule 1

• - PASS - roof material brochure

• 22(3)(4) Fee

• - PASS - Dealt with at submission

• 22(6) Such further info as Department may request prior to determination (has anything further been requested and provided?

• PASS - footprint calculations were requested and additional explanations as to reasons 'why' agent consider works to be minor. Both provided by email 17/02/2023.

DETERMINATION

• 23(1)(a) The Minor Change does not significantly increase the size or scale of the development in question

• - PASS - does not increase size or scale.

• 23(1)(b) The Minor Change does not significantly change the nature of the development in question

• PASS - nature of original development is not changed

• 23(1)(c) The Minor Change does not result in an approval which, at the time of approval, complied with a Development Plan, National Policy Directive or a Planning Policy Statement, ceasing to do so

• - PASS - remains compliant

• 23(1)(d) The Minor Change does not result in new or increased adverse impacts on adjoining or neighbouring properties having a significant or disproportionate impact on the environment (irrespective of whether such impacts might be outweighed by other considerations)

• - FAIL - The introduction of a new flue and changes to boundary wall could result in new or increased impact or disproportionate impacts on neighbours and require being assessed separately.
• - PASS - The changes in respect of windows, ventilation louvers, external cladding finish, balcony finishes, confirmed colour finishes to railings, windows and roof tiles, roof covering materials, parking and terrace finished materials, changes to curtail walling details, window openings and cill changes, removal of external stairs, changes to terrace and ramped access to garden are all considered to be acceptable and not to result in any new or increased adverse, disproportionate impacts.

• 23(1)(e) The Minor Change is not more than minor and is not of a magnitude to warrant a new application

• - FAIL - external flue and boundary wall finish go beyond minor warranting a new application for these parts.

• 23(1)(e)The Minor Change does not otherwise fundamentally change the basis on which the grant was originally made.

• PASS - basis of original approval for a residential care home remains unchanged.

• 23(2) If it does not do any of the above, must then be considered. - is the application considered acceptable?

• FAIL - some parts are considered unacceptable.

NOTICE OF DECISION

• 24(2)(a) Set out whether all or some of the changes are accepted

• The following works are accepted:

• o changes to lower ground floor basement
• o change to the external roof finish to the 3 main blocks, using Marley Smooth Grey Edgemere Slates (concrete interlocking tiles)
• o External steps to the south and east elevations omitted, and concrete ramp constructed to the east elevation to enable garden access by landscapers
• o Car parking finish to be block pavers in lieu of tarmacadam.
• o Upvc rainwater goods, in lieu of aluminium
• o West curtain wall detail modified to glazing and render panel
• o External cladding boards shown fitted horizontally and colour confirmed as Cedral colour C62 Violet Blue.
• o Ventilation louvres to kitchen and laundry windows.
• o Cills raised to kitchen, and staff areas on East Elevation and position of opaque glass windows indicated.
• o Window cills to cladding elevations changed from metal trims to concrete cills.
• o External terrace finish noted as Tobermore Classica Natural 450x450x50 flags.
• o Ridge and hip tiles confirmed as Marley concrete colour 'mosborough red' (terracotta) and single ply membrane to form simulated lead finish with roll / seam effect.
• o External windows and doors (upvc and aluminium) colour to be anthracite grey.
• o Render to be K Rend colour off white.
• o Upper floor external balconies to be glass with stainless steel post and clamp.
• o External ground floor terrace railings to be metal bar polyester powder coated grey.
• o Terrace retaining wall to be Secura Block colour Bracken for full length including face of plantroom.

• 24(2)(b) Set out whether any elements are refused, the reasons for that.

The following works are refused due to their installation result in new or increased impacts beyond the original approval and requiring proper assessment as part of separate application.

• 1. Existing brick boundary wall to Bradda Glen Close to remain and rendered and capped with a twice weathered concrete coping. Render finish is not to be painted.
• 2. Kitchen extract roof flue. _____________________________________________________________________

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 and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.

Decision Made : Permitted Date: 24.02.2023 Determining officer Signed : J SINGLETON Jason Singleton Principal Planner

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