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Planning and Building Control Division<br>Murray House<br>Mount Havelock<br>Douglas<br>Isle of Man<br>IM1 2SF<br>Tel: (01624) 685950<br>Fax: (01624) 686443<br>Email: [email protected]<br>Director of Planning \& Building Control<br>M.I. McCauley, M.R.T.P.I.
20/01/11
1.1 The aim of this statement is to provide background information to the planning application and to set out the views of the Planning Division in respect of the proposed development.
2.1 The site represents the curtilage of the former Guard House, a single storey timber clad former World War 2 building at the entrance of the Jurby Industrial Estate, to the south of the A14. Registered Building RB 237, located on the former Jurby Aerodrome.
In terms of the current Development Plan, the application site is within an area zoned as 'Airfield', under the Isle of Man Development Plan Order 1982. The site is not within a Conservation Area, neither within an area zoned as High Landscape or Coastal Value and Scenic Significance. The property is a Registered Building (Nr 237).
3.1 Due to the site location and the type of proposal, the following policy is relevant for consideration:- 3.2 "Environment
Policy 32: Extensions or alterations to a Registered Building which would affect detrimentally its character as a building of special architectural or historic interest will not be permitted."
4.1 The following planning applications are considered relevant to the assessment and determination of this application:- 4.2 10/01766/CON - Registered Building Consent for the replacement of existing asbestos sheet roof and rainwater goods (in association with 10/01765/GB) Registered Building Nos. RB 237. Application Pending. 4.3 10/01765/GB - Replacement of existing asbestos sheet roof and rainwater goods (in association with 10/01766/CON) Registered Building Nos. RB 237. Application Pending.
5.1 The application seeks approval for the removal of all asbestos sheet roof and rainwater goods.
6.1 The Planning Authority has received no privately written representations objecting to the application.
7.1 As the former Guard House is Registered Building (RB 237), the content of this application has been considered with particular regard to Policy RB/5 ALTERATIONS AND EXTENSIONS as set out within Planning Policy Statement 1/01- Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man. 7.2 The following is an extract from Paul Francis of Airfield Research Publishing's report on the Jurby Site published in 2003, which formed the basis of the Registration documentation and gives some historic background to the building: 7.3 "Guardhouse and Fire Party
The guardhouse was the first (and last) building on an RAF station; visitors reported here on arrival for verification that they had the correct authority to enter the camp, and signed out here when they left. It was the working office of an orderly officer who operated the building in an efficient workmanlike manner to create a good impression. Other duties of this officer included the issuing of keys, basic investigations of crime, controlling station transport when leaving or entering the station. Providing an escort, dealing with lost and found property, and the dress and discipline of airmen. An important function was the holding of prisoners pending their appearance before their section officer or CO. Prisoners were confined to the general detention room or service detention room. Defaulters (perpetrators of minor crimes) had to report to the guardhouse throughout the day, but still carried on with their everyday jobs, reporting for inspection in full 'marching order' morning and evening ( 2 hours of cleaning at 18.00 hrs ), as well as lunch-time in normal dress. 7.4 The building at Jurby also included accommodation for the fire party who operated the fire engine located in an adjacent garage which is now demolished. The guardroom part is fronted by a veranda; at the rear is a small annexe with a boiler house and brick-built chimney stack. Rooms inside include a general detention room, prophylactic store, service or single detention room, a guard room, store, warden's rest
room, toilets, the fire party barrack room, a fire extinguisher store and SAA store.
There is no sign of the exercise yard. The main building has a span of 18ft and a length of 100ft. The boiler house annexe is 10ft span and 15ft long (3-bays)."
War Ministry buildings of this period were built and clad with the relatively new product fibre cement sheeting and asbestos laced materials as they were recognised as having good fire proofing properties. Obviously, with the passage of time, asbestos has been found to be carcinogenic and its use has subsequently been phased out and it is systematically removed from buildings as and when it is found.
The Department are keen that the building is brought back into use and indeed, the best preservation for any historically important building is to be used. In order for a tenant to move in, the asbestos identified within the specialist report, must be removed. The removal and its impact on the character of this Registered Building have been the subject of much debate between the Conservation Officer and the Estates Department. This application is the culmination of those discussions.
The Department have sought advice from SLE Cladding Ltd who specialise in the identification of the profile of asbestos cement roof and wall sheets and availability of replacement sheeting in fibre-cement. The proposed roofing sheets, the Trafford Tile, is as close an approximation to the original asbestos cement roof sheet as is reasonably possible to obtain and is therefore acceptable.
In addition to the removal and replacement of the roof cladding sheets, the ventilation cowls, an important part of the functional detailing of these buildings, are to be removed, thoroughly cleaned and painted with Galvafroid, a galvanising paint. In addition, the rainwater goods, also asbestos based fibre cement will be replaced with new fibre cement replacements.
In removing the asbestos sheeting internally, the skirtings, architraves, doors, sanitaryware etc will have to be removed. This has been catalogued and the materials removed will be carefully removed and stored for re-use. Those sections of skirtings etc that are not capable of being re-installed will be faithfully replicated.
In conclusion, whilst these proposals are for the removal of a substantial amount of historic fabric, they are necessary for the buildings continued use. The replacement detailing is considered to respect the character of the Registered Building and are therefore acceptable.
ASSESSMENT
As indicated within the planning policy section of this report Environment Policy 32 is the most relevant policy to considered, when a scheme proposes the alteration to a Registered Building. This policy states that extensions or alterations to a Registered Building which would affect detrimentally its character as a building of special architectural or historic interest will not be permitted.
The Conservation Officer has indicated the need for the development, so that the building can be occupied and used once again. It is important for such
buildings to be retained and maintaining, the best way to do so would to use the building on a daily basis. This will hopefully ensure the future of the Registered Building in the medium to long term.
8.3 The proposed removal of the existing asbestos cement sheeting is to be replaced with profile fibre cement sheets. The asbestos rainwater goods (downpipes & gutters) are to be replaced with fibre cement guttering and down pipes to match as close as possible to the existing asbestos features.
8.4 It is considered the removal of the asbestos features and replaced with fibre cement features as proposed, would be an acceptable form of development, especially as the installation of new asbestos features would not be an acceptable option.
8.5 The proposal would have no adverse visual impact upon the visual amenities of the Registered Building, nor would the removal of these features have a detrimental impact upon the historical nature of the building.
9.1 It is considered that the proposed scheme would comply with Environment Policy 32 of the Isle of Man Strategic Plan. Accordingly, it is considered the proposals to be acceptable and it is recommended that the application be approved.
7No. A4 Photo Sheets showing internal and external views of the building as existing.
This statement has been prepared by Mr Stephen Moore, R.I.B.A, Conservation Officer and Mr Chris Balmer, MA Hons; MTCP, MRTPI Planning Officer, on behalf of the Planning Division of the Department of Infrastructure.
Signed .............................................. Date ................................................. Mr Stephen Moore Signed .............................................. Date ................................................. Mr Chris Balmer Date .................................................
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