**Document:** DEC Officer Report **Application:** 22/00633/MCH — Minor Change application to PA 20/00337/REM involving alterations to approved external and internal layouts including the installation of glass balustrade roof terraces, roof gardens, replacement cladding with Manx slate, roofing alterations and fenestrations to coincide with internal room modifications **Decision:** Permitted **Decision Date:** 2022-07-25 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/25445-braddan-land-adjoining-far-end-king-minor-change-application/documents/1033391 --- # DEC Officer Report ## PLANNING OFFICER REPORT AND RECOMMENDATION **Application No.:** 22/00633/MCH **Applicant:** Rumi Sethna **Proposal:** Minor Change application to PA 20/00337/REM involving alterations to approved external and internal layouts including the installation of glass balustrade roof terraces, roof gardens, replacement cladding with Manx slate, roofing alterations and fenestrations to coincide with internal room modifications **Site Address:** Land Adjoining Far End King Edward Road Onchan Isle Of Man Principal Planner: Mr Chris Balmer **Expected Decision Level:** Officer Delegation **Recommended Decision:** Permitted **Date of Recommendation:** 23.06.2022 ## Conditions and Notes for Approval C : Conditions for approval N : Notes attached to conditions N 1. This approval relates to the alterations to approved external and internal layouts including the installation of glass balustrade roof terraces, roof gardens, replacement cladding, roofing alterations and fenestrations to coincide with internal room modifications, as shown and described in the information received on the 18.05.2022. Plans/Drawings/Information; This decision relates to drawings received on 18.05.2022; ## - 41 REV E - 42 REV C - 43 REV C - 44 REV A 51 REV D ## - 71 REV E - 72 REV E - 73 REV E - 74 REV E - 75 REV E - 76 REV C - 82 REV E - 83 REV D - 84 REV D 86 REV D 91 Rev E _______________________________________________________________ ## Interested Person Status Additional Persons N/A _____________________________________________________________________________ Officer’s Report INTRODUCTION The following application is to be assessed against the criteria set out in Part 3 - Minor Changes Applications of the Town and Country Planning (Development Procedure) Order 2019 specifically Articles 21, 22, 23 and 24. ## BASIS OF APPLICATION - 21(1) This is the only minor changes application that has been made in respect of any particular grant of planning approval. - PASS - relates to 20/00337/REM - 21(2)(a) The Minor Change Application relates to the grant of planning approval in respect of a building - - PASS - relates to involving alterations to approved external and internal layouts including the installation of glass balustrade roof terraces, roof gardens, replacement cladding with Manx slate, roofing alterations and fenestrations to coincide with internal room modifications. - 21(2)(b) The application specifies what minor changes are being sought - - PASS - the changes are: - o Item 1- consolidating the dayroom spaces so they are central to the 2 wings of bedrooms on each floor which is aimed to improve the operation of the care home, allows efficiencies and more day space for residents. The total day space has increased from 420sq.m to 486sq.m; - o Item 2 - A terrace located adjacent to the new dayroom to overlook the spectacular view of Onchan; - o Item 3 - The flat roof elements which step down towards the sea are to be utilised as 'roof gardens' to give residents access to external areas to every floor with bedroom accommodation which has been realised to be vital through the Covid-19 pandemic. Additional glazed balustrading has been provided to roof gardens for safety and security; - o Item 4 - The kitchen and laundry have been moved so they are no longer adjacent to residents' bedrooms for odour and infection control; - o Item 5 - A bedroom that was previously overlooking the King Edward Road have been relocated to now have sea views on the first floor / level 1. The proposed elevation facing King Edward Road elevation has the same massing and the fenestration treatment is as the previous planning approved scheme; - o Item 6 - The elevation treatment has been harmonised by omitting the cladding, which has raised many safety concerns following Grenfell, and subsequent tightening of building control requirements, and replaced with the walling to reflect the surrounding Manx slate; - o Item 7 - Each floor plan has been organized so they can work autonomously so be isolated for infection control; - o Item 8 - A provision of PV panels have been allowed for on the proposed roof plan to reduce the carbon consumption of the building. - 21(2)(b) The application specifies why the applicant considers the minor changes to be of a minor nature - PASS - Applicants state: "With regards to the some specific we set out below key information for your consideration as part of this application:- - 1. Amount The previously and approved proposal is for an 80-bedroom Care Home Development. The Gross Internal Floor Area has been reduced from 4981sq.m to 4730sq.m. Amount of car parking space to be retained as previously. The mass of the building has been reduced - 2. Impacts on Neighbouring Properties The only neighbouring properties are individual dwellings to one side of the site only (all other sides are open). As per the approved scheme, through careful planning we set the proposed building well away from these properties, distances are well beyond the acceptable minimums and therefore overshadowing and over-looking will not be a problem. The revised proposals do not increase any impacts on the neighbouring properties. - 3. Impact upon the visual amenities of the street scene The planning approved proposal for the development immediately facing King Edward Drive would be part two and part three storeys but predominately two storeys to this frontage and as a consequence of the sloping nature of the site the ground floor will be set down below the road level effectively as a basement so that in essence the visual appearance will be similar to other properties along King Edward Road. There are no major changes to this proposal as to the massing of the building which remains the same. - 4. Appropriate Design The proposal would adopt a similar design approach to that of the previously and approved proposed development by having a contemporary designed approach with rendered walls, flat roofs (green) and varying window sizes to reflect differing room uses, and integration of balcony terraces to day rooms on upper floors." Further the applicant's state: "Why we believe we comply with the Minor Amendment requirements Response to Flowchart for Minor Changes Applications - 8a - o I have planning approval for a development comprising a building which I wish to change? YES - o I wish to increase the number of dwellings which have been approved? N/A - NO - o I wish to increase the net external footprint of the approved building? NO - o I wish to alter the site (shown by a red line) of the original approval? NO - o I wish to change the conditions applied to the approval? NO - drawing numbers only I can apply for a Minor Change Application For the above reasons, we believe that a Minor Amendment Application is suitable for the nature of this proposal." - 21(2)(c)(i) The Minor Change Application does not increase the number of dwellings or buildings for which planning approval has been granted - PASS - no increase - 21(2)(c)(ii)The Minor Change Application does not increase the net external footprint of a building for which planning approval has been granted - - PASS - no increase, proposal is a decrease from 4981sq.m to 4730sq.m. - 21(2)(c)(iii) The Minor Change Application does not alter the site for which planning approval has been granted and which was defined by a red line on the site location map by changing that line - PASS - no change to site - 21(2)(c)(iv) The Minor Change Application does not make material changes to the vehicular access arrangements for which planning approval has been granted - PASS - no change - 21(2)(c)(v) The Minor Change Application does not alter the conditions (if any) which have been imposed - PASS - no change - 21(2)(d)The Minor Change Application is not be made where the parent approval is less than 21 days old, subject to an undetermined appeal or has expired - - PASS - original application approved 04.09.2020 APPLICATION CONTENT - 22(3)(a) Application Form - - PASS - provided 22(3)(a&c) The information in Schedule 1 of the Town and Country Planning (Development Procedure) Order 2019 has been provided: - o Site location plan (with red/blue lines) - o (if necessary) Flood risk assessment - o The planning approval that is the subject of the application - o Explanation of changes being applied for and reasons why - o (if necessary) site plan, plans, elevations and sections of the proposed minor changes with buildings and structures amended to indicate the changes. OR - o Site location plan (with red/blue lines) - o The planning approval that is the subject of the application - o Explanation of changes being applied for and reasons why - o drawings of the proposed minor changes with buildings and structures amended to indicate the changes - o Flood risk assessment is/is not necessary in this case - - PASS - provided - 22(3)(b) Provision of other documents specified on form but not in Schedule 1 - - PASS - No other documents provided 22(3)(4) Fee - - PASS - Dealt with at submission - 22(6) Such further info as Department may request prior to determination (has anything further been requested and provided? - - PASS - None requested DETERMINATION - 23(1)(a) The Minor Change does not significantly increase the size or scale of the development in question. - o Item 1- consolidating the dayroom spaces so they are central to the 2 wings of bedrooms on each floor which is aimed to improve the operation of the care home, allows efficiencies and more day space for residents. The total day space has increased from 420sq.m to 486sq.m; - Internal works do not require planning permission - o Item 2 - A terrace located adjacent to the new dayroom to overlook the spectacular view of Onchan; - New terraces areas (1st, 2nd & 3rd floors - above main entrance) are significant distance from any neighbouring properties, in this case Fo Carrick which is to the southeast of the terraces and approximately 61+ metres from the closest terrace to the closest aspect of the dwellinghouse. This neighbouring property is set below the application site and therefore views of the property would be more of the roof. Generally a 20m gap should be retained for privacy. - Further main outlooks from terraces would be sea views. - o Item 3 - The flat roof elements which step down towards the sea are to be utilised as 'roof gardens' to give residents access to external areas to every floor with bedroom accommodation which has been realised to be vital through the Covid-19 pandemic. Additional glazed balustrading has been provided to roof gardens for safety and security; - New roof terraces area a significant distance form any neighbouring properties - with main outlook towards sea views. - o Item 4 - The kitchen and laundry have been moved so they are no longer adjacent to residents' bedrooms for odour and infection control; - No concerns raised. - o Item 5 - A bedroom that was previously overlooking the King Edward Road have been relocated to now have sea views on the first floor / level 1. The proposed elevation facing King Edward Road elevation has the same massing and the fenestration treatment is as the previous planning approved scheme; - No concerns raised. - o Item 6 - The elevation treatment has been harmonised by omitting the cladding, which has raised many safety concerns following Grenfell, and subsequent tightening of building control requirements, and replaced with the walling to reflect the surrounding Manx slate; Approval for finishes is still an outstanding Condition for the application. However, the principle of the works are acceptable. - o Item 7 - Each floor plan has been organized so they can work autonomously so be isolated for infection control; - Internal works do not require permission. - o Item 8 - A provision of PV panels have been allowed for on the proposed roof plan to reduce the carbon consumption of the building. - PV panels would not likely be apparent from public views. This approval only relates to the following (all shown and described in the information received - on 10.06.2021): All works proposed. This decision relates to drawings received on 18.05.2022; ## - 41 REV E - 42 REV C - 43 REV C - 44 REV A 51 REV D ## - 71 REV E - 72 REV E ## - 73 REV E - 74 REV E - 75 REV E - 76 REV C - 82 REV E - 83 REV D - 84 REV D 86 REV D 91 Rev E I can confirm that this decision has been made by the Head of Development Management 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 Decision Made : Permitted Date : 24.06.2022 Determining officer Signed : S BUTLER Stephen Butler Head of Development Management Customer note This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records. --- *Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).* *Canonical page: https://planningportal.im/a/25445-braddan-land-adjoining-far-end-king-minor-change-application/documents/1033391*