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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 24/90926/B Applicant : Ellan Vannin Care Home Proposal : Erection of external lift shaft Site Address : Ellan Vannin Home Kingswood Grove Douglas Isle Of Man IM1 3LX

Technical Officer: Tom Sinden Photo Taken : Site Visit : Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 06.09.2024 __

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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

This application has been recommended for approval for the following reason. The application is considered to be in accordance with Section 18 of the Town and Country Planning Act, together with Strategic Policy 4 and Environment Policy 35 of the Strategic Plan, and Policy CA/2 of Planning Policy Statement 1/01 as the character and appearance of the Windsor Road Conservation Area is being preserved. Furthermore, it is judged that the application meets the tests of General Policy 2 within the Strategic Plan as the proposals respect the siting, layout, scale, form and design of the existing building. The application is therefore judged to be acceptable.

Plans/Drawings/Information; This decision relates to drawings E-01 and P-01 submitted on 12.8.2024. __

Right to Appeal

It is recommended that the following organisations should NOT be given the Right to Appeal, as the organisation has not submitted a relevant objection as required by article A10 of the Town and Country Planning (Development Procedure) Order 2019:

Douglas Borough Council: No objection The Department of Infrastructure Highways Division: No objection

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Officer’s Report

1.0 THE SITE 1.1 The site is Ellan Vannin Old People's Home, Douglas. The building was constructed in 1837 to the designs of notable local architect John Welch as the House of Industry. This application is focussed on a later addition to the complex in the north-western part of the site. The property is located within the Windsor Road Conservation Area.

2.0 THE PROPOSAL 2.1 This application seeks planning approval for the erection of a two storey extension to house a lift. The extension would be 1.64m x 1.76m in plan, a little over 5.5m in height and be finished in powder-coated pressed steel panels in a 'Traffic White' colour. A 1.8m long section of parapet wall would be constructed at the point where the lift-shaft roof meets the existing slate roof. This parapet would be wrapped in lead flashing and a concrete coping.

3.0 PLANNING POLICY The property is located within an area designated as predominantly residential on map 4 of the Area Plan for the East 2020, and within the Windsor Road Conservation Area. The site is not in an area at risk of flooding according to the Department of Infrastructure's Flood Risk Viewer.

3.1 TOWN AND COUNTRY PLANNING ACT 1999 S18 Designation of conservation areas (4) Where any area is for the time being a conservation area, special attention shall be paid to the desirability of preserving or enhancing its character or appearance in the exercise, with respect to any buildings or other land in the area, of any powers under this Act.

3.2 National policy: THE ISLE OF MAN STRATEGIC PLAN 2016

General Policy 2 Strategic Policy 4 Environment Policy 35

3.3 Planning Policy Statements: 1/01 Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man

POLICY CA/2 SPECIAL PLANNING CONSIDERATIONS When considering proposals for the possible development of any land or buildings which fall within the conservation area, the impact of such proposals upon the special character of the area, will be a material consideration when assessing the application. Where a development is proposed for land which, although not within the boundaries of the conservation area, would affect its context or setting, or views into or out of the area; such issues should be given special consideration where the character or appearance of a conservation area may be affected.

4.0 PLANNING HISTORY 4.1 The site has been subject of the following applications:

Reference Number: 16/01418/B Status: Permitted Proposal: Replacement of windows with white upvc, replacement of dining room roof lights with polycarbonate roof and re-roofing of conservatory with polycarbonate roof

Reference Number: 16/00214/B Status: Permitted Proposal: Installation of a replacement entrance canopy and a planter

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Reference Number: 14/01063/B Status: Permitted Proposal: Infilling of first floor level opening to create additional en-suite accommodation

Reference Number: 05/01002/B Status: Permitted Proposal: Alterations and extension to form new drug store room

Reference Number: 05/01145/B Status: Permitted Proposal: Alteration and extension to dining room to replace existing dining room conservatory structure on rear elevation

Reference Number: 01/02563/B Status: Permitted Proposal: Erection of lift housing and window/door alterations to rear

Reference Number: 99/01783/B Status: Permitted Proposal: Extension to provide four en-suite bedrooms

Reference Number: 95/01854/B Status: Permitted Proposal: Erection of a conservatory, Ellan Vannin Home, Kingswood Grove, Douglas.

Reference Number: 91/01578/B Status: Permitted Proposal: Conversion of flats into 4 bedrooms, Ellan Vannin Home, Kingswood Grove, Douglas.

Reference Number: 90/01768/B Status: Permitted Proposal: Creation of en suite toilet facilities, Ellan Vannin Home, Kingswood Grove, Douglas.

Reference Number: 84/00194/B Status: Permitted Proposal: Alterations to chapel to form bedroom and staffroom, Ellan Vannin Home, Kingswood Grove, Douglas

5.0 REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.

5.1 The Department of Infrastructure Highways Division have stated that there is no highways interest in the application (16.8.2024).

5.2 Douglas Borough Council have stated that they have no objections to the application (23.8.2024).

6.0 ASSESSMENT Statutory Test 6.1 Section 18 of the Act requires the Department to pay special attention to the desirability of preserving or enhancing the character or appearance of any conservation area in the exercise of any powers under the Act. In this instance, the application is situated within the Windsor Road Conservation Area. As the former House of Industry building dating from 1837 and designed by architect John Welch, overall the building clearly makes a significant and positive contribution to the character and appearance of the conservation area. However, this

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statement should be qualified and put in to context by the fact that this application does not propose any alterations to the historic part of the building. The proposed lift-shalt would be constructed on the side of a 20th century wing of the complex that is sited to the west of the main, historic, building. Furthermore, the lift-shaft enclosure would be positioned on the wing's west elevation, the opposite side from the historic building. Given its location in relation to the historic building and the most scale of the building that is proposed, I judge the proposals to cause no harm to the character and appearance of the Windsor Road Conservation Area.

Policy Tests 6.3 This application proposes to construct a two storey extension to house a lift on the west elevation of a modern wing of the complex. Given the modern nature of the building wing in question, the mildly utilitarian appearance of this section of the building, and the modest scale of the extension proposed, it is considered that the proposals respect the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them. Whilst the powder-coated cladding finish does not match the finish of the existing building, it is judged that the finish will knit in an acceptable manner with the existing painted-render finish alongside.

7.0 CONCLUSION 7.1 The proposals are considered to be in accordance with Section 18 of the Town and Country Planning Act, together with Strategic Policy 4 and Environment Policy 35 of the Strategic Plan, and policy CA/2 of Planning Policy Statement 1/01 as the character and appearance of the Windsor Road Conservation Area is being preserved. Furthermore, it is judged that the application meets the tests of General Policy 2 within the Strategic Plan as the proposals respect the siting, layout, scale, form and design of the existing building. It is therefore recommended that the application be approved.

8.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE 8.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted).

8.2 Article A10 sets out that the right to appeal is available to: o applicant (in all cases); o a Local Authority; Government Department; Manx Utilities; and Manx National Heritage that submit a relevant objection; and o any other person who has made an objection that meets specified criteria.

8.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10.

8.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required): o any appellant or potential appellant (which includes the applicant); o the Department of Environment, Food and Agriculture, the Department of Infrastructure and the local authority for the area; o any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and o in the case of a petition, a single representative.

8.5 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given the Right to Appeal.

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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 and/or rights to appeal.

Decision Made : Permitted

Date: 11.09.2024

Determining Officer Signed : C BALMER

Chris Balmer

Principal Planner

Customer note

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