Officer Report

Application No.: 16/00214/B Applicant: Trustees Of Ellan Vannin Home Proposal: Installation of a replacement entrance canopy and a planter Site Address: Ellan Vannin Home Kingswood Grove Douglas Isle of Man IM1 3LX Case Officer : Miss Abigail Morgan 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 at the front entrance of the building within the service yard area.

2.0 THE PROPOSAL - 2.1 The application seeks permission for the replacement of the existing canopy with lightweight steel profiled canopy the full width of the building cantilevered 2m out from the front of the building, with LED lighting underneath to illuminate the entrance. - 2.2 Installation of a 3500mm x 450mm x 600mm timber planter with timber back board, 1.1m high, to receive illuminated signage (the latter is not part of this application and the agent is aware a separate application is required). Overall height including back board 1.7m.

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 1/01Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man: Strategic Policy 4 states:

'Proposals for development must:

• (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;

• (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;

Policy CA/2 - Special Planning Considerations as set out within Planning Policy Statement 1/01Policy 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."

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 Douglas Corporation have no objection to the proposals. 22.03.2016 - 5.2 The Department of Infrastructure Highways Services 'do not oppose' the proposals. 02.03.2016

6.0 ASSESSMENT - 6.1 The application seeks permission for relatively minor external works improve the front elevation and make the entrance more obvious to visitors to the site. - 6.2 These works are considered to be of a minor nature, are not considered to impact upon the special character of the Conservation Area and will contribute to improving the front elevation of the building and will preserve the character or appearance of the Area. - 6.3 The proposals are therefore considered to accord with Strategic Policy 4, General Policy 2 and Environment Policy 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.

7.0 RECOMMENDATION - 7.1 For the above reasons the application is considered to be acceptable and is recommended for approval.

8.0 PARTY STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons: (a) The applicant, or if there is one, the applicant's agent; (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested; (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material , in this case, Department of Infrastructure Highway Services and (e) The local authority in whose district the land the subject of the application is situated.

Department of Environment, Food and Agriculture Fisheries are part of the same Department as is the planning authority and as such should not be afforded interested person status under the Order.

With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.

Recommendation Recommended Decision: Permitted Date of Recommendation: 03.05.2016 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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

This approval relates to Drawing Nos: 16/008/01, 02, 03 and 04 all date stamped as received 23 February 2016.

I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date: 09.05.2016 Determining officer

Signed : C BALMER Chris Balmer Senior Planning Officer

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