31 January 2023 · Planning Committee
Nurses Home, Westmoreland Road, Douglas, Isle Of Man, IM1 4aj
The proposal involves converting and extending a substantial five-storey Art Deco nurses' home, originally with 101 bedsit rooms, into 37 apartments (20 one-bed and 17 two-bed units) and a ground-floor cafe with takeaway facility.
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The officer acknowledged negatives including lack of 'clear and pleasant' outlooks for rear apartments (especially ground/first floors facing adjacent gable and industrial units), no on-site affordabl…
Strategic Policy 1
Requires optimising use of previously developed land/redundant buildings. Officer assessed proposal as reusing derelict nurses' home (brownfield) efficiently, outweighing parking/amenity shortfalls.
Strategic Policy 10
Promotes integrated transport minimising car use, maximising public transport/pedestrian movement. Site's proximity to bus stops, town centre, services justified parking relaxation.
General Policy 2
Requires development to respect surroundings, provide amenity standards/adequate parking, not harm ecology/amenity. Partial due to parking/outlook shortfalls, but design/streetscape compliant; parking relaxed per A.7.1.
Environment Policy 42
New development must reflect local character. Sensitive extension (glazed, set back) and repairs enhance Art Deco building/streetscape without harming townscape.
Environment Policy 4
Protects species/habitats. No protected species found; mitigations from Manx Wildlife Trust report conditioned, plus enhancements (boxes) for net gain.
Housing Policy 5
Requires 25% affordable housing for 8+ units. No on-site provision due to viability of retaining/renting historic conversion; offset via S13 for future site or commuted sum accepted exceptionally.
Housing Policy 17
Conversions to flats require pleasant outlooks/amenity. Rear units lack 'clear/pleasant' views but balanced against conversion constraints and overall standards.
Transport Policy 7
Requires parking per standards (54 needed). Relaxed for brownfield/historic reuse near transport; 6 spaces plus bikes/motorcycles conditioned.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Car parking provision
The development hereby approved shall not be occupied or operated until the parking areas have been provided in accordance with the approved plans IOM- EWA- ZZ- ZZ- GA- A- 17701 REV P1. Such areas shall not be used for any purpose other than the parking and turning of vehicles associated with the development and shall remain free of obstruction for such use at all times.
Bicycle and motorcycle parking
The development shall not be occupied or operated until the secure and/or covered bicycle stores and motorcycling parking bays have been provided in accordance with the approved plans IOM- EWA- ZZ- ZZ- GA- A- 17701 REV P1 . The secure and covered bicycle store and/or motorcycling parking bays shall be retained at all times thereafter.
Bin stores
The development shall not be occupied or operated until the secure and covered bin stores have been provided in accordance with the approved plans IOM- EWA- ZZ- ZZ- GA- A- 17701 REV P1 and 2781_LG(9-)01 REV P0. The secure and covered bin stores shall be retained at all times thereafter for this purpose.
Rear boundary treatment
Prior to the occupation of the apartments hereby approved details of the rear boundary (northeast) treatment shall be submitted and approved by the Department and these shall be completed prior to the occupation of any apartment and retained thereafter unless otherwise agreed in writing with the Department.
Materials approval
No external finishes may be applied to the building - including roofs, windows, new brickwork and movement joints - until details and samples of these have been submitted to and approved in writing by the Department. The development shall not be carried out unless in accordance with the approved details unless otherwise agreed with the Department.
Roof fall arrest system
The development may not be occupied or operated until details of an alternative means of fall arrest system to the roof have been submitted to and approved in writing by the Department. The development shall not be carried out unless in accordance with the approved details unless otherwise agreed with the Department.
Landscaping implementation
All planting, seeding or turfing comprised in the approved details of landscaping on drawing IOM-EWA-ZZ-ZZ-DR-L-79001 REV P0 must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the development, whichever is the sooner. Any trees or plants which die or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species. The hard landscaping works (i.e. footpaths etc) shall be completed in full accordance with the approved details prior to the first operation/occupation of the development thereby permitted.
Cafe use class restriction
The area identified as "café" at ground floor level and as shown on drawing IOM- EWA- ZZ- ZZ- GA- A- 17701 P1 is permitted to operate under Use Classes 1.3 & 1.4 only.
Protected species mitigations
All recommendations listed within the approved "Protected Species Report" prepared by Manx Wildlife Trust dated January 2022 (Section 6.1) are to be fully adhered to.
Bat, bird and bee boxes
The development shall not be occupied or operated until the bat, bird and bee boxes as shown on approved drawing IOM-EWA-ZA-ZZ-GA-A-70501 REV P1 (additional as per Ecosystem Policy Office comments are also approved) and shall be retained at all times thereafter.
Parking shortfall accepted due to sustainable location, reuse of historic building, public transport access; bike/motorcycle provision compliant; further details on bike access confirmed acceptable
Support conditional on Section 13 agreement for £23,040 commuted sum towards off-site open space
Request Section 13 for 25% affordable housing or commuted sum; accepted applicant's offset proposal
No objection; Protected Species Report suitable; condition mitigations/enhancements (bat/bird/bee boxes, swift boxes, remove invasive plants)
Working with developer; final fire strategy complies with legislation
Highways accept reduced parking with conditions for bicycle parking details; DEFA Biodiversity requests bat surveys and wildlife enhancements; DOI Estates request Section 13 Agreement for affordable housing; Registered Building Officer supports with materials conditions; Fire Ser…
Key concern: Further details on basement bicycle parking access
HIGHWAYS DEVELOPMENT CONTROL
Conditional No ObjectionOverall, given the context and policy tests on car parking, the proposal is acceptable in the main. Further details are necessary on the bicycle parking access.; Recommendation: Additional details
Conditions requested: Further details on basement bicycle parking access, such as by a profile and swept path; Applicant / Developer will be required to install surface water drainage where necessary to ensure its containment within the site
Douglas Borough Council
No Commentuntil such time that this information has been made available we will not be able to provide you with our comments on the application.; it is unlikely that the application could be recommended for support at this stage
Public Estates and Housing Division
Conditional No Objectionthe department would request that consideration be given by the Planning Committee to include a requirement... for the applicant to enter into a Section 13 Agreement
Conditions requested: Requirement to enter into a Section 13 Agreement to provide 25% affordable housing or equivalent Commuted Sum
DEFA Ecosystem Policy Team
Conditional No Objectioninspection of the basement or a summer emergence survey for bats between May - August; It is an offence to plant or otherwise cause to grow in the wild, any plant listed on Schedule 8.
Conditions requested: Mitigation measures detailed in section 6.1 of the MWTs Protected Species Report secured as a condition including bat inspection or summer emergence survey; Wildlife enhancements (bee, bat, bird boxes) secured via condition; Invasive species removed and replaced with non-invasive shrubs
Isle of Man Fire & Rescue Service
No Commentwe are working with the developer to ensure compliance with the relevant legislation. If we come up against any major issues we will let you know.
Registered Building Officer
Conditional No ObjectionI fully support the reuse of the building the scheme is considered and works with the positive elements of the building enhancing its character.; Could we please condition materials and finishes including windows and new brickwork
Conditions requested: Condition materials and finishes including windows and new brickwork; Conditions should include method statement and details of the proposed movement joints
