17 September 2015 · Delegated - Senior Planning Officer (Sarah Corlett)
Eastfield Care Home, Eastfield, Douglas, Isle Of Man, IM1 4au
The proposal involves demolishing an existing dilapidated Manx stone sub-station and building a new small glass-reinforced plastic sub-station (3.1m x 3.7m x 2.25m high, holly green) in the grounds of Eastfield Mansion House Care Home within the Woodbourne Road Conservation Area.
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The proposal was assessed in two parts: demolition of the existing sub-station and erection of the replacement. Demolition of the poor-condition Manx stone building was judged to have neutral impact o…
General Policy 2
Requires development to respect site/surroundings in siting/layout/scale/design, not adversely affect townscape character, protect wildlife/habitats/trees, and address safety. Officer found compliance: neutral impacts on townscape, acceptable bat survey for wildlife, tree condition proposed, safety improved by removing asbestos/derelict structure.
Environment Policy 35
Permits only development preserving/enhancing Conservation Area character, protecting special features. Both demolition (neutral due to backland, poor condition) and new build (neutral due to green colour, screening) preserve character without harm.
Environment Policy 39 - Retention of building in Conservation Areas
Presumption to retain buildings positively contributing to Conservation Area. Existing sub-station has merit in form/materials but not a 'special feature', backland location limits impact, so loss preserves character on balance.
Time limit
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.
Tree retention
The trees numbered (1), (2), (3) and (4) on the existing site plan (scale 1:250) as shown on plan MS140202-02-P0 shall be retained unless otherwise agreed in advance with the Department. Reason: In the interest of retaining the character and appearance of the area.
No objection raised after review of dusk emergence bat survey on 02.09.2015.
DEFA Biodiversity Officer recommends a dusk emergence survey for bats prior to any decision to remove the building at Eastfield Mansion House, due to potential roosting in the old structure.
Key concern: potential bat roosting requiring dusk emergence survey prior to demolition
DEFA Biodiversity (Dr RG Selman, Senior Biodiversity Officer)
I recommend a dusk emergence survey for bats, prior to any decision to remove this building.; I do not have any records of bats at the property but other substations are used by bats providing warm roosting conditions.; It would be wise to check, especially for such an old building, and thereby either provide confidence prior to demolition, or provide a basis for discussion on provisions and timing.
Conditions requested: dusk emergence survey for bats prior to any decision to remove this building
