DEC Officer Report

Application No.: 20/00281/CON Applicant: Mr& Mrs D Murray Proposal: Registered Building consent for the demolition elements relating the application 20/00280/B Site Address: Eastfield Mansion House (care Home) Eastfield Douglas Isle Of Man IM1 4AU Planning Officer: Mr Paul Visigah Site Visit: 04.03.2020 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 27.04.2020 _________________________________________________________________

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

• C 1. The works hereby granted registered building consent shall be begun before the expiration of four years from the date of this consent.

Reason: To comply with paragraph 2(2)(a) of schedule 3 of the Town and Country Planning Act 1999 and to avoid the accumulation of unimplemented registered building consents.

• C 2. This consent relates to the demolition of the side and rear extensions, in addition to the three storey infill on the eastern elevation as shown in the approved drawings and to no other works.

Reason: The building is not Registered and as such, all that is within the control of this application is the demolition of the extensions and three storey infill as provided by Section 19 (3) of the Town and Country Planning Act 1999.

This application has been recommended for approval for the following reason.

The proposal accords with Environment Policy 35, Strategic Policy 4 and General Policy 2 of the Strategic Plan and Planning Policy Statement 1/01 - Guide to Conservation of the Historic Environment of the Isle of Man.

Plans/Drawings/Information;

This decision relates to Design & Access Statement, and Drawing Numbers 682/PL/101, 682/PL/102, 682/PL/103, 682/PL/104, 682/PL/105, 682/PL/106, 682/PL/107, 682/PL/108,

682/PL/109, 682/PL/110, 682/PL/111, and 682/PL/112 date stamped and received 6 March 2020.

_______________________________________________________________ Interested Person Status – Additional Persons

It is recommended that the following organisation should not be given Interested Person Status as they are not considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 6(4):

The Isle of Man Natural History & Antiquarian Society as they do not own or occupy property that is within 20m of the application site and the development is not automatically required to be the subject of an EIA by Appendix 5 of the Strategic Plan, in accordance with paragraph 2B of the Policy and they have not explained how the development would impact the lawful use of land owned or occupied by them and in relation to the relevant issues identified in paragraph 2C of the Policy, as is required by paragraph 2D of the Department's Operational Policy on Interested Person Status (July 2018). _____________________________________________________________________________

Officer’s Report THE SITE

1.1 The site is the curtilage of an existing property Eastfield Mansion House, Eastfield, Douglas, which is part of a row of two storey terraced properties located on the northern side of Eastfield, situated east of Westbourne Drive. This property can be accessed via Mount Bradda at the eastern end and Brighton Terrace at the western end. - 1.2 This site was previously in use as a residential care home and was formally a large detached dwelling. Its front boundary has significant sections enclosed with hedging and some mature trees which open up at the vehicular entrance.

THE PROPOSAL

2.1 Proposed is Registered Building consent for the demolition of elements relating the application 20/00280/B. - 2.2 The proposed works would involve the demolition of certain elements and the erection of new extensions to the property. - 2.3 Demolition works: The demolition works will involve:

• i. The removal of the existing UPVC conservatory to the main entrance on the front elevation.
• ii. Removal of painted render flat roof extension to western elevation which currently serves Boodroom1.
• iii. Demolition of existing fire escape on the western elevation of property.
• iv. Removal of existing three storey infill with slate roof over painted render walls on the eastern elevation linking original end of terrace 3 storey property (the entire three storey element will be demolished).
• v. Removal of existing single storey mono-pitched roofed extension serving as the utility, bathroom and W.C for Room.
• vi. Existing two storey mono-pitched extension over staff area to be removed.
• vii. Removal of existing single storey flat roof extension serving as current kitchen on rear elevation.
• viii. Demolition of existing single storey mono-pitched extension serving current coal utility at rear.

• ix. Demolition of single storey flat roof extension serving boiler and hair dressing area.

2.4 The proposed extensions will include:

• i. Erecting a new flat roof extension on the western elevation which will create a ground floor envelop and terminate at the new stairs at the rear. This extension will have three roof lanterns installed across its entire length. This extension will serve an open plan kitchen, dining and living area and will be accessed externally through a bi-folding door connected to the verandah in front and French doors to the rear of the dining area.
• ii. Converting the existing ground floor staff area into a stair area which will be 5.4m long and 5m wide. This will appear as a two-storey pitch roofed extension on the rear elevation. There will be a roof light on each roof slope.
• iii. Creating a two storey extension on the eastern elevation within the infill area, connecting the external walls of the dwelling to the existing terrace. The ground floor will house a sauna, laundry, plant room and triple garage, while the first floor will house a games room. This extension will have a pitched roof with two pitch roof dormers on the front elevation and two roof lights on the rear elevation.
• iv. A verandah will be created on the front elevation connecting the family room at the front to the main entrance.
• v. Erecting a new first floor balcony over main entrance.
• vi. Creating a new pedestrian access to the property linked to Eastfield.
• vii. Reordering the driveway and linking the new driveway to the triple garage.

2.5 The applicants have stated that the new 1 and 2 storey extensions are designed to have Manx stone outer skin to emphasize the original form of the house and maintain the separation between the house, as proposed and the end of Eastfield Terrace. They have also stated that the house will benefit from improved environmental control through additional insulation, double glazing, ventilation and methods of heating which includes underfloor heating and use of air source heat pumps. - 2.6 The applicant has indicated that the ad hoc ground floor extensions with varying heights, roof styles and orientation has crowded the rear of the dwelling, making it deviate from the original appearance. It is also noted that the removal of the three storey infill will reinstate the break between Eastfield terrace and Eastfield Mansion House that previously existed.

PLANNING POLICY

3.1 The site lies within an area designated on the Douglas Local Plan (1998) Map 2 as 'Predominantly Residential', classed as 'Predominantly Residential' on the Area Plan for the East Draft Map 4, and the site is within the Woodbourne Road Conservation Area. As such, the development is expected to comply with the following Strategic Plan policies:

3.2 7.29.2 Development proposals within Conservation Areas will be expected either to preserve or enhance their character or appearance. Development proposals should be in accordance with the Department's conservation policies set out in Planning Policy Statement 1/01, "Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man." There is generally grant assistance available to help in the use of appropriate materials and positive and appropriate development within Conservation Areas. - 3.3 Environment Policy 35: 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.
• 3.4 Strategic Policy 4 states (in part) that "Proposals for development must:

• (a) Protect or enhance the fabric and setting of Ancient Monuments, Registered Buildings(1), Conservation Areas(2), buildings and structures within National Heritage Areas and sites of archaeological interest;"

3.5 General Policy 2: 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:

• (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;

3.6 It is also important to consider guidance and policy regarding development in Conservation Areas: Planning Policy Statement 1/01 (Conservation of the Historic Environment of the Isle of Man) - Policy CA/2, (Conservation Areas): "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." - 3.7 POLICY CA/6 DEMOLITION "Any building which is located within a conservation area and which is not an exception as provided above, may not be demolished without the consent of the Department. In practice, a planning application for consent to demolish must be lodged with the Department. When considering an application for demolition of a building in a conservation area, the general presumption will be in favour of retaining buildings which make a positive contribution to the character or appearance of the conservation area. Similar criteria will be applied as those outlined in RB/6 above, when assessing the application to demolish the building, but in less clear cut cases, for example, where a building could be said to detract from the special character of the area, it will be essential for the Department to be able to consider the merits of any proposed new development when determining whether consent should be given for the demolition of an unregistered building in a conservation area. Account will be taken of the part played in the architectural or historic interest of the area by the building for which demolition is proposed, and in particular of the wider effects of demolition on the building's surroundings and on the conservation area as a whole." - 3.8 It should be noted, however, that none of the policies above relate to the demolition of part of a building only.

• (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; (n) is designed having due regard to best practice in reducing energy consumption.

PLANNING HISTORY

4.1 This application runs contemporaneously with PA 20/00280/B for conversion of former care home to residential dwelling.

4.2 Other applications related to the application are:

• 4.2.1 PA 86/00609/A for approval in principle for conversion of premises into residential home for the elderly and incorporation into Eastfield House - Permitted.
• 4.2.2 PA 86/00782/B for conversion to residential home for the elderly, extension to kitchen, and link corridor - Permitted.

• 4.2.3 PA 92/01197/B for alteration, first floor extension and construction of nursing wing. This was refused on review but approved at appeal in January 1994.
• 4.2.4 PA 97/00567/B for erection of replacement porch and installation of UPVC windows to replace existing to front and side elevations - Permitted.
• 4.2.5 PA 99/01614/A for approval in principle to construct 4 apartments building. This application was refused on review on 31 January 2000, and refused at appeal on 6 October 2000.

REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.

5.1 Representation from the Department of Infrastructure (DOI) Highways Division confirms that there is 'No Highways Interest' in the letter dated 1 April 2020.

5.2 Douglas Borough Council has stated that they have no objections to the application in a letter dated 24 March 2020.

5.3 The Isle of Man Natural History & Antiquarian Society has written in to make the following comments regarding the application in a letter dated 17 April 2020:

• i. The proposal to renovate and convert the House by removing the current link extension to Eastfield terrace is welcomed.
• ii. There appears to be no indication of the materials to be used in the new garage doors, which appears to be up and over doors, at the front elevation. The Society, therefore, suggests that these vertically opening timber doors be more in keeping with the design style of the rest of the extension and the existing mansion House

ASSESSMENT

6.1 The issue is whether the demolition of the side and rear outlets and the three storey infill area is acceptable, having regard to the policies referred to in section 3 which seek to preserve the character of the Conservation Area.

6.2 The single extensions to the side and rear cannot be publicly seen due to their height and position at the rear of the property. As such, their loss is not of significance or concern in this respect.

6.3 Whilst the two storey element at the rear would be viewable from the rear access lane serving the properties on Eastfield and Harwarden Avenue, it is not considered that the removal of this aspect of the property would be detrimental. This is hinged on the fact that the roof structure is at variance with the existing roof pattern on the main dwelling; its roof orientation and pitch angle appear as sharp contrasts to the dominant roof forms at the rear elevation.

6.4 As well, the removal of the three storey infill and its replacement with a two storey extension will ensure that the previously existing break between the application property and the adjacent terrace is reinstated. As such, it is not considered that the demolition would have a negative impact on or detract from the special character of the Conservation Area.

CONCLUSION

7.1 The proposal accords with the Strategic Plan and Planning Policy Statement 1/01 Guide to the Conservation of the Historic Environment of the Isle of Man. Whilst there are comments about the style of the garage doors, this application is for the demolition elements

only so these comments are not relevant this this application (they are addressed in 20/00280/B).

INTERESTED PERSON STATUS

8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:

• (a) the applicant (including an agent acting on their behalf);
• (b) any Government Department that has made written representations that the Department considers material;
• (c) the Highways Division of the Department of Infrastructure;
• (d) Manx National Heritage where it has made written representations that the Department considers material;
• (e) Manx Utilities where it has made written representations that the Department considers material;
• (f) the local authority in whose district the land the subject of the application is situated; and
• (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material. 8.2 The decision maker must determine:

• o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and
• o whether there are other persons to those listed above who should be given Interested Person Status

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

Decision Made : Permitted Date: 29.04.2020 Determining officer

Signed : S CORLETT Sarah Corlett Principal Planner

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