Officer Report

Application No.: 16/01418/B Applicant: Trustees of Ellan Vannin Home Proposal: Replacement of windows with white upvc, replacement of dining room roof lights with polycarbonate roof and re-roofing of conservatory with polycarbonate roof Site Address: Ellan Vannin Home Kingswood Grove Douglas Isle of Man IM1 3LX Case Officer : Mr S Moore Photo Taken: 10.01.2017 Site Visit: 10.01.2017 Expected Decision Level: Officer Delegation

Officer’s Report THE APPLICATION SITE

1.0 The application forms the curtilage of the Ellan Vannin Home, a three storey, detached sheltered housing complex located on the northern side of Kingswood Grove, Douglas.

1.2 The property is rendered with crenellations to the central portion of the façade and set back from Kingswood Grove in formal gardens. - 1.3 The rear of the property is accessed via a lane to the rear of Harris Terrace which terminates in an enclosed yard with low lying outbuildings to the western elevation. - 1.4 The Manx notebook online notes that the building was "established in 1834, for the reception of a certain number of the aged and infirm poor of the town, and for the distribution of outdoor relief. However in IoM Charities there is mention under Debh Doxon's will of 1822 of an existing House of Industry in Douglas." "Somewhat modified from its original design by John Welch, the central tower and pinnacles have been removed and extensions added. Now the Ellan Vannin retirement home."

- 2. THE PROPOSAL

2.1 The application is in two parts and seeks planning approval for the replacement of windows with white upvc and the replacement of dining room roof lights with polycarbonate roof and reroofing of conservatory with polycarbonate roof. - 3.0 PLANNING HISTORY

3.1 The complex has been the subject of numerous applications over the years for alterations and extension in line with its changing needs. The last application 14/01063/B for the Infilling of first floor level opening to create additional en-suite accommodation was permitted on the 13th November 2014. - 4.0 PLANNING POLICY

4.1 The site is identified as 'Sheltered Housing' on Map No.1 (Central Area) of the Douglas Local Plan 1998.

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4.2 As the Ellan Vannin Home, is located within the Windsor Road Conservation Area designated in 2003 and the application seeks approval for the replacement of windows with white upvc and the replacement of dining room roof lights with polycarbonate roof and re-roofing of conservatory with polycarbonate roof, the relevant planning policies from the Isle of Man Strategic Plan 2012 are Strategic Policy 4, General Policy 2, and Environment Policies 34, and 35. These should be read in conjunction with Policies 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 Category b) Buildings in Conservation Areas within Windows Policy 1/98.

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.' 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." 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."

Policy CA/2 - Special Planning Considerations states:

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"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."

"Category b) BUILDINGS IN CONSERVATION AREAS

If the original windows are in place they should preferably be repaired. If repair is impracticable, replacement windows which would be readily visible from a public thoroughfare MUST HAVE THE SAME method of opening as the originals. Whatever the materials used in their construction, the windows MUST HAVE THE SAME pattern and section of glazing bars and the same frame sections as the original windows.

Windows not readily visible from a public thoroughfare must have the same or similar pattern of glazing bars as the originals, but not necessarily the original method of opening, whatever the material used in the construction.

Reasons for Policy: The Department has a duty to determine which parts of the Island are areas of special architectural or historic interest, the character of which it is desirable to preserve or enhance, and shall by order, designate such areas as Conservation Areas. Planning Approval is required for all external works to properties in Conservation Areas to ensure that any proposals are in keeping with not only the individual building, but the special character and quality of the area as a whole."

5.0 REPRESENTATIONS - 5.1 Douglas Borough Council have no objection (13.01.2017).

6.0 ASSESSMENT - 6.1 The application seeks Planning approval for the replacement of windows with white upvc and the replacement of dining room roof lights with polycarbonate roof and re-roofing of conservatory with polycarbonate roof. - 6.2 The key issue in the consideration of this application is whether the proposals "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." - 6.3 The existing windows to the property frontage are 1/3rd over 2/3rd proportion casements with top opening lights over side hung casements. - 6.4 Proposed are top opening lights with a central horizontal bar. - 6.5 The format of window is clearly different from the existing. However, the building is set well back from the public thoroughfare that is Kingswood Grove and the uniformity of window pattern and its simplistic format is in this instance adjudged to be acceptable and in doing so, to preserve the character of the Conservation Area and is therefore acceptable. - 6.6 Turning to the alterations to the rear; the rear of the building is very much a 'working' part of the building. The ancillary aspects of the building's use take part here and the emphasis of the design of the building is clearly placed to the frontage. The only discernible difference to the existing via the use of polycarbonate will be the ribbed profile of the roofing and the slight increase on the roof pitch. Neither alteration could be considered to have an overly detrimental impact upon

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the character of the Conservation Area given the location of the works and the nature of the existing building in this part of the complex.

6.7 In conclusion, this application which seeks Planning approval for the replacement of windows with white upvc and the replacement of dining room roof lights with polycarbonate roof and re-roofing of conservatory with polycarbonate roof, is thereby considered to comply with part (a) of Strategic Policy 4 and part (c) of General Policy 2, Environment Policy 35 and Policies 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 Category b) Buildings in Conservation Areas within Windows Policy 1/98 and is therefore 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:

• o The applicant, or if there is one, the applicant's agent;
• o 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;
• o 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
• o The local authority in whose district the land the subject of the application is situated.

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: 30.01.2017 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.

• C 2. All new external work and finishes and work of making good shall match existing original work adjacent in respect of materials used, detailed execution and finished appearance except where indicated otherwise on the approved drawings. Reason: In the interests of visual amenity and the character of the Conservation Area.

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This approval relates to drawings reference numbers 01, 02 and 03 all received on 23rd December 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: 30.01.2017 Determining officer

Signed : C BALMER Chris Balmer Senior Planning Officer

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.

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