15 November 2019 · Planning Committee
Garage, 88, Woodbourne Road, Douglas, Isle Of Man, IM2 3as
The proposal involves demolishing several vacant buildings on a 1.06-acre site in the Woodbourne Road Conservation Area, including the main Italianate villa (Homefield), a doctor's surgery, garages, stores and offices, and replacing them with a new three-storey L-shaped care home providing 73 en-suite bedrooms (minimum…
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The officer assessed the proposal against the 'Predominantly Residential' zoning in the Douglas Local Plan 1998 and Draft Eastern Area Plan, finding the care home use acceptable as residential institu…
Strategic Policy 1
Requires optimising previously developed land, efficient site use with access/landscaping/amenity, utilising infrastructure. Site is brownfield with redundant buildings; proposal reuses underused site efficiently with parking, gardens and bus proximity.
General Policy 2
Permits zoned development respecting site/surroundings in siting/scale/design/landscaping, no adverse amenity/highway impacts, tree incorporation, services. Assessed compliant via design tying to Victorian context, tree retention, 24 spaces adequate vs standards (relaxed for CA/bus), no neighbour harm.
Environment Policy 35
Permits development preserving/enhancing Conservation Area character. New building enhances dilapidated site with Italianate frontage preserving streetscape; retains walls/trees.
Environment Policy 42
New development to reflect local character, no inappropriate backland or green space loss. Design informed by Victorian villas; landscaping retains low-density green feel.
Transport Policy 4
Highways to accommodate development traffic safely. Visibility splays/widths adequate post-revisions.
Transport Policy 6 - Equal weight for vehicles and pedestrians
Pedestrian needs equal weight. Ramped/paths provided.
Transport Policy 7
Parking per standards (1/3 beds + staff); 24 spaces below max but relaxed for CA/bus proximity, evidenced by TA/Salisbury precedent.
Recreation Policy 3
Landscaped amenity areas integral. Conditioned detailed plan for gardens/planting.
Community Policy 6
Care facilities permitted if no over-concentration/amenity/highway harm, accessible. Adjacent to existing care home but replaces clinic; accessible site.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Landscaping scheme
Prior to the commencement of the development hereby approved a detailed landscaping plan shall be submitted to the Department and approved in writing. This must include details of how existing and proposed planting will be undertaken taking into account not only proposed new building but also engineering and excavation required for the laying of services within the site.
Landscaping implementation and maintenance
The landscaping plan approved in accordance with condition 2 on this approval will be implemented in the first planting season following the completion of the development. Any trees planted as part of this landscaping plan which, die, are removed, or, in the opinion of the Department, become seriously damaged or diseased within a period of 5 years from their planting, shall be replaced as soon as is reasonably practicable or, at latest, in the next planting season with others of similar size, species and number as originally approved, unless otherwise agreed in writing by the Department.
Retained tree protection
No retained tree shall be cut down, uprooted, destroyed, pruned, cut or damaged in any manner during the development phase and thereafter within 5 years from the date of occupation of the building for its permitted use, other than in accordance with the approved plans and particulars. In the event that retained trees become damaged or otherwise defective during the construction phase due to events outside of the applicant's control the Department shall be notified as soon as reasonably practicable and remedial action agreed and implemented.
Arboricultural Method Statement
Prior to the commencement of the development hereby approved a detailed Arboricultural Method Statement (AMS) shall be submitted to and approved in writing by the Department. Relevant details may include but are not limited to construction methods, construction traffic management, demolition methods, finished levels, the use of existing hard surfaces as ground protection, the removal of existing hard surfaces within Root Protection Areas (RPAs), the formation of new hard surfaces within RPAs, excavations within RPAs, and tree protection barrier fencing. The AMS will also include details of tree protection monitoring and site supervision by a suitably qualified tree specialist which shall make provision for the regular reporting of continued compliance or any departure there from to the Department. All subsequent works shall be carried out in accordance with the approved Arboricultural Method Statement.
AMS compliance
The proposed development shall be completed in full adherence to the arboricultural details submitted to and approved in writing by the Department under condition 5 of this approval. No variations to the details of the documents and plans shall be undertaken unless the proposed variations have been agreed in writing by the Department.
Bat survey
No development shall commence until a bat survey has been submitted to and approved in writing by the Department. The bat survey shall identify impacts on bat species together with mitigation, where appropriate, including a timetable for its implementation. The development shall not be carried out unless in accordance with the approved details.
Access surfacing
Prior to occupation of the development the widened access onto Murrays Road should be surfaced in bound and stable material over its entire width over a distance of at least 5.0m back from the back of footway.
Redundant access reinstatement
Prior to occupation of the development the redundant access onto Murrays Road should be reinstated to footway with a raised kerb to match the footway on either side of it.
Parking retention
Prior to occupation of the internal car parking, access lanes and turning around spaces shall be constructed as indicated on the approved plans and shall be retained as such for the duration of occupation of the development.
Construction Management Plan
Prior to the commencement of any construction work including site clearance a Construction Management Plan (CMP) shall be submitted to and agreed in writing by the Department. The approved CMP shall be adhered to for the duration of the construction period.
No objection subject to conditions after Transport Assessment and revised plans addressed issues
No objection to tree removal; recommends conditions for protection and landscaping
DEFA Arboricultural Officer recommends conditional no objection with detailed tree protection and landscaping conditions; Highways initially objects due to missing Transport Assessment but later issues DNOC with conditions; Manx National Heritage and DEFA Ecosystem Policy Officer…
Key concern: Lack of Transport Assessment and inadequate parking provision (Highways initial objection)
DEFA Arboricultural Officer
Conditional No ObjectionI do not object to the tree removal proposed as part of this application.; the proposed planting could have a positive impact on the overall appearance of the area and the street scene.; many of the statements are generic and I don't believe there is enough detail to be considered a full AMS
Conditions requested: No retained tree shall be cut down, uprooted, destroyed, pruned, cut or damaged in any manner during the demolition other than in accordance with the approved plans and particulars; Prior to the commencement of the approved demolition works protective fencing will be installed in accordance with the approved Tree Protection Plan (TPP, drawing TPA-4919) and Arboricultural Method Statement (AMS); Prior to the commencement of the development hereby approved a detailed landscaping plan shall be submitted to the Department and approved in writing; The landscaping plan approved in accordance with condition 1 above will be implemented in the first planting season following the completion of the development with 5-year replacement; No retained tree shall be cut down, uprooted, destroyed, pruned, cut or damaged in any manner during the development phase and thereafter within 5 years from the date of occupation; Prior to the commencement of the development hereby approved a detailed Arboricultural Method Statement (AMS) shall be submitted to the Department and approved in writing; The proposed development shall be completed in full adherence to the arboricultural details submitted
Department of Infrastructure Highways
Objectiona highway objection is made at this stage primarily due to lack of information with particular regard to on-site car parking.; Spaces 19 to 24 all have a vertical obstruction to one side which effectively reduce their widths and hence would be substandard.
Department of Infrastructure Highways
Conditional No ObjectionThe TA has largely and satisfactorily addressed the outstanding highway issues.; Recommendation: DNOC
Conditions requested: Prior to occupation of the development the widened access onto Murrays Road should be surfaced in bound and stable material over its entire width over a distance of at least 5.0m back from the back of footway; Prior to occupation of the development the redundant access onto Murrays Road should be reinstated to footway with a raised kerb; Prior to occupation of the internal car parking, access lanes and turning around spaces shall be constructed as indicated on the approved plans; Prior to the commencement of any construction work including site clearance a Construction Management Plan (CMP) shall be provided for approval; Section 109A Agreement
Manx National Heritage
No ObjectionWe recommend that an assessment of the site for its potential use by bats is undertaken by a suitably licensed and experienced ecologist.
DEFA Ecosystem Policy Officer
Conditional No ObjectionPrior to determination of this application, building demolition and tree removal, I request that a bat suitability survey is undertaken
Conditions requested: Bat suitability survey by licensed bat ecologist prior to determination; if suitable, full bat survey and mitigation report
Douglas Borough Council
SupportDouglas Borough Council supports the above application.; The Council would also like to endorse some of the comments already made by Manx National Heritage and the Ecosystem Policy Officer regarding the carrying out of a bat survey
Conditions requested: Bat survey to be undertaken at correct time of year as a condition if approved
