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23/00583/MCH Page 1 of 6
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 23/00583/MCH Applicant : Spay Group Proposal : Minor change application to PA 19/00959/B to amend various areas, a number of them relating to improvements of energy efficiency and sustainability aspects of MEP plant, others to minor reduction of levels, window adjustments, courtyard lounges and increase in height of glazed balustrades around courtyard facing terraces. Refer to submitted schedules of minor changes for full details Site Address : Homefield 88 Woodbourne Road Douglas Isle Of Man IM2 3AS
Principal Planner: Mr Chris Balmer Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 24.07.2023 __
Conditions and Notes for Approval
C : Conditions for approval N : Notes attached to conditions
N 1. This approval relates to the following (all shown and described in the information received on 15.05.2023 and amended plans received on the 29.07.2023): o Item 1- Basement & North East Elevation; o Item 2 - Lounges & South West, South East and North East Elevations (extension omitted); o Item 3 - Roof Level - including installation of PV panels to two of the buildings main flat roofs. Panels to be on frames at angle of approx 20- 25 degrees; o Item 4 - Roof Level - All ornate roof ridge features to be omitted; o Item 5 - North East and South West Elevations - Fascia and guttering extended across dormer windows to glazing as dormers will be prefabricated elements and the fascia will hide the wall junction for a seamless finish; o Item 6 - Various Elevations - Curtain Walling amended to include back painted glass panels for areas with floor, ceiling or wall build up behind. Done to create privacy to rooms and work inc conjunction with floor levels; o Item 7 - South West Elevation - Basement Stairwell Window omitted;
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o Item 8 - South West Elevation - Basement kitchen and food store windows enlarged to match windows above to maximise daylight and ventilation. Will match other basement windows to North East elevation; o Item 9 - South East Elevation - Ground floor stairwell full height glazing amended to window size to match windows above; o Item 10 - All Elevations - Services Additional downpipes to match current proposal due to being missed off original application; o Item 11 - All Elevations - Services - extract vents; o Item 12 - All Elevations - First and second floor makeups reduced by 150mm each - Allowing reduction in main part of building height of 300mm; o Item 13 - All Elevations - First and second floor makeups reduced by 150mm each. Dormer roof area kept higher by 75mm to allow for sufficient services void - Allowing reduction in dormer part of building height of 225mm; and o Item 14 - North East Elevation - Existing areas of boundary wall to be removed now shown in red dashed line. Note: Not new proposal, purely for clarity purposes.
Plans/Drawings/Information;
This decision relates to drawings and information all received on;
17.10.2023 P-03 REV E P-04 REV B P-07 REV B P-05 REV C P-10 REV 00
29.07.2023 P-08 REV 01 P-09 REV 01 P-11 REV 01 P-12 REV 00 P-13 REV 01 __
Interested Person Status - Additional Persons
N/A __
Officer’s Report
INTRODUCTION
The following application is to 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
PASS - relates to 19/00959/B
21(2)(a) The Minor Change Application relates to the grant of planning approval in respect of a building
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- PASS - relates to "Demolition of existing buildings and erection of 73 bedroom elderly persons care home with associated parking, retaining walls and landscaping".
PASS - the changes are (please see Homefield Minor Changes List REV C online): o Item 1- Basement & North East Elevation; o Item 2 - Lounges & South West, South East and North East Elevations (extension omitted); o Item 3 - Roof Level - including installation of PV panels to two of the buildings main flat roofs. Panels to be on frames at angle of approx 20- 25 degrees; o Item 4 - Roof Level - All ornate roof ridge features to be omitted; o Item 5 - North East and South West Elevations - Fascia and guttering extended across dormer windows to glazing as dormers will be prefabricated elements and the fascia will hide the wall junction for a seamless finish; o Item 6 - Various Elevations - Curtain Walling amended to include back painted glass panels for areas with floor, ceiling or wall build up behind. Done to create privacy to rooms and work inc conjunction with floor levels; o Item 7 - South West Elevation - Basement Stairwell Window omitted; o Item 8 - South West Elevation - Basement kitchen and food store windows enlarged to match windows above to maximise daylight and ventilation. Will match other basement windows to North East elevation; o Item 9 - South East Elevation - Ground floor stairwell full height glazing amended to window size to match windows above; o Item 10 - All Elevations - Services Additional downpipes to match current proposal due to being missed off original application; o Item 11 - All Elevations - Services - extract vents; o Item 12 - All Elevations - First and second floor makeups reduced by 150mm each - Allowing reduction in main part of building height of 300mm; o Item 13 - All Elevations - First and second floor makeups reduced by 150mm each. Dormer roof area kept higher by 75mm to allow for sufficient services void - Allowing reduction in dormer part of building height of 225mm; and o Item 14 - North East Elevation - Existing areas of boundary wall to be removed now shown in red dashed line. Note: Not new proposal, purely for clarity purposes.
For information the ground and first floor lounge extension which was initially submitted has been omitted (section 2.1, 2.2 and 2.3 on the Minor Changes List RE V A which was initially submitted). Also the detached air source heat Pumps (Section 1.8 and 1.9) hare also omitted.
PASS - set out in application form/cover letter
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
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 - no increase - basement enlargement does not increase footprint of building and is for plant space to make the building more energy efficient and sustainable.
PASS - no change to site
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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 change
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 15.11.2019 (expires 15.11.2023).
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: o Site location plan (with red/blue lines) o (if necessary) Flood risk assessment o The planning approval that is the subject of the application o Explanation of changes being applied for and reasons why o (if necessary) site plan, plans, elevations and sections of the proposed minor changes with buildings and structures amended to indicate the changes.
OR
o Site location plan (with red/blue lines) 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/is not necessary in this case
PASS - provided
PASS - No other documents provided
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 - None requested
DETERMINATION
23(1)(a) The Minor Change does not significantly increase the size or scale of the development in question.
o Item 1- Basement & North East Elevation Comment - The alteration of the size/style and roof design of the extension raises no concerns and will have no impact upon public or private amenities. Basement enlargement does not
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increase footprint of building and is for plant space to make the building more energy efficient and sustainable. APPROVE
o Item 2 - Lounges & South West, South East and North East Elevations (extension omitted); Comment - The alteration of the size/style and roof design of the extension raises no concerns and will have no impact upon public or private amenities. APPROVE.
o Item 3 - Roof Level - including installation of PV panels to two of the buildings main flat roofs. Panels to be on frames at angle of approx 20- 25 degrees; Comment - The additional solar panels will not be readily viewable from public views and raises no concerns and will have no impact upon public or private amenities. APPROVE.
o Item 4 - Roof Level - All ornate roof ridge features to be omitted; Comment - no impact upon public or private amenities. APPROVE.
o Item 5 - North East and South West Elevations - Fascia and guttering extended across dormer windows to glazing as dormers will be prefabricated elements and the fascia will hide the wall junction for a seamless finish; Comment - The alteration of the size/style and roof design of the works raises no concerns and will have no impact upon public or private amenities. APPROVE.
o Item 6 - Various Elevations - Curtain Walling amended to include back painted glass panels for areas with floor, ceiling or wall build up behind. Done to create privacy to rooms and work inc conjunction with floor levels; Comment - works raises no concerns and will have no impact upon public or private amenities. APPROVE.
o Item 7 - South West Elevation - Basement Stairwell Window omitted; Comment - works raises no concerns and will have no impact upon public or private amenities. APPROVE.
o Item 8 - South West Elevation - Basement kitchen and food store windows enlarged to match windows above to maximise daylight and ventilation. Will match other basement windows to North East elevation; Comment - works raises no concerns and will have no impact upon public or private amenities. APPROVE.
o Item 9 - South East Elevation - Ground floor stairwell full height glazing amended to window size to match windows above; Comment - works raises no concerns and will have no impact upon public or private amenities. APPROVE.
o Item 10 - All Elevations - Services Additional downpipes to match current proposal due to being missed off original application; Comment - works raises no concerns and will have no impact upon public or private amenities. APPROVE.
o Item 11 - All Elevations - Services - extract vents; Comment - works raises no concerns and will have no impact upon public or private amenities. APPROVE.
o Item 12 - All Elevations - First and second floor makeups reduced by 150mm each - Allowing reduction in main part of building height of 300mm; Comment - works raises no concerns and will have no impact upon public or private amenities. APPROVE.
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o Item 13 - All Elevations - First and second floor makeups reduced by 150mm each. Dormer roof area kept higher by 75mm to allow for sufficient services void - Allowing reduction in dormer part of building height of 225mm; and Comment - works raises no concerns and will have no impact upon public or private amenities. APPROVE.
o Item 14 - North East Elevation - Existing areas of boundary wall to be removed now shown in red dashed line. Note: Not new proposal, purely for clarity purposes. Comment - works raises no concerns and will have no impact upon public or private amenities. APPROVE.
23(2) If it does not do any of the above, must then be considered. - is the application considered acceptable?
PASS - APPROVE
NOTICE OF DECISION
All changes are accepted (except those aspects omitted from plans)
N/A __
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: 25.07.2023
Determining officer Signed : J SINGLETON
Jason Singleton
Principal Planner
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