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22 October 2014 14/01063/B Page 1 of 4 PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 14/01063/B Applicant : Ellan Vannin Home Proposal : Infilling of first floor level opening to create additional en-suite accommodation Site Address : Ellan Vannin Home Kingswood Grove Douglas Isle Of Man IM1 3LX

Case Officer : Mr S Moore Photo Taken :

Site Visit :

Expected Decision Level :

Officer Delegation

Officer’s Report

1.0 THE APPLICATION SITE

1.1 The application site comprises the curtilage of the Ellan Vannin elderly person's home on Kingswood Grove, Douglas.

1.2 The existing building is a symmetrical, two storey Victorian building with a prominent crenelated central Bay and a façade which would appear to be finished with a dashed rendered. It is unusual in Douglas as it is set within its own grounds and some distance back from Kingswood Grove.

1.3 The proposals here are to take place on the end of the left hand wing (when viewed from the front) which faces the lane to the rear of Harris Terrace and which forms vehicular access to the rear of the Ellan Vannin Home.

2.0 THE PROPOSAL

2.1 The application seeks permission for the infilling of a first floor level opening to create additional en-suite accommodation at the Ellan Vannin Home, Kingswood Grove, Douglas.

3.0 PLANNING POLICY

3.1 In terms of local plan policy, the application site is designated as 'Sheltered Housing' under the Douglas Local Plan Order 1998 Map No. 1 (Central Area). The application site is within the Windsor Road Conservation Area designated in 2003.

3.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains three policies that are considered specifically material to the assessment of this current planning application, Policy CA/2 - Special Planning Considerations as set out within Planning Policy Statement 1/01- Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man:

Strategic Policy 4 states:

'Proposals for development must:

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22 October 2014 14/01063/B Page 2 of 4 (a) Protect or enhance the fabric and setting of Ancient Monuments, Registered Buildings, Conservation Areas, buildings and structures within National Heritage Areas, and sites of archaeological interest; (b) protect or enhance the landscape quality and nature conservation value of urban as well as rural areas but especially in respect to development adjacent to Areas of Special Scientific Interest and other designations; and (c) not cause or lead unacceptable environmental pollution or disturbance.'

Environment Policy 35 states:

"Within Conservation Areas, the department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development."

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; (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."

Policy CA/2 - Special Planning Considerations as set out within Planning Policy Statement 1/01- Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man states;

"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."

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22 October 2014 14/01063/B Page 3 of 4 4.0 PLANNING HISTORY

4.1 The Ellan Vannin Home has undergone numerous relatively minor alterations in recent years in terms of the re-planning of the interior and its corresponding effect of the exterior of the building. This is the latest such application.

5.0 REPRESENTATIONS

5.1 In their representation received on 30th September 2014, Douglas Borough Council considered the application and 'have no objection to the proposals'.

5.2 The Department of Infrastructure Highways Services 'do not oppose' the proposals.

6.0 ASSESSMENT

6.1 The application seeks permission for the infilling of a first floor level opening to create additional en-suite accommodation at the Ellan Vannin Home, Kingswood Grove, Douglas.

6.2 Of consideration here is whether the alterations and extensions would preserve or enhance the character or appearance of the Windsor Road Conservation Area.

6.3 Proposed here, is the minor re-ordering of one of the bedrooms to increase its size and also to enlarge the associated bathroom. The knock-on from this is that the external access will be blocked up. Externally, this will manifest itself as an inset panel to be finished in smooth render to match the existing feature columns.

6.4 These works are considered to be of a minor nature, set away from the main façade and will correspondingly have a neutral impact upon the character of the Conservation Area.

7.0 CONCLUSION

7.1 The proposals are therefore considered to accord with Strategic Policies 1 and 4, General Policies 1 and 2, Environment Policies 32 of the Isle of Man Strategic Plan 2007 (20th June 2007) and Policy CA/2 of Planning Policy Statement 1/01 (Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man) and are therefore considered acceptable.

8.0 RECOMMENDATION

8.1 For the above reasons the application is considered to be acceptable and is recommended for approval.

9.0 PARTY STATUS:

9.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure)(No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application, or any other person in whose interest the land becomes vested, as their comments have been deemed material; Highways Services and Douglas Borough Council in whose district the land the subject of the application sits.

Recommendation

Recommended Decision:

Permitted

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22 October 2014 14/01063/B Page 4 of 4

Date of Recommendation:

22.10.2014

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal O : Notes attached to refusals

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.

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This approval relates to Drawing Nos. Ref No. 01 'Location Plan' scale 1:1250, Ref No. 02 'Site Plan' scale 1:500, Ref No. 03 'Existing Plan and Proposed Plan' scale 1:100, Ref No.04 'Elevation as existing' and 'Existing as proposed' A4 Colour Photo Sheet all date stamped 09 September 2014.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer.

Decision Made : Permitted Date : 6/11/14

Determining officer (delete as appropriate)

Signed :... Chris Balmer

Senior Planning Officer

Signed :... Sarah Corlett

Senior Planning Officer

Signed :... Michael Gallagher

Director of Planning and Building Control

Signed : Jennifer Chance Jennifer Chance

Head of Development Management