Planning Officer Report Recommendation

Planning Officer Report And Recommendations {{table:53746}} Case Officer : Mr S Moore Photo Taken : Site Visit : Expected Decision Level : Officer Delegation

Officer's Report

SITE:

The subject of this application is Ivy Bank, a rendered two and a half storey residence set with the terrace designed by the prominent Arts & Crafts architect Mackie Hugh Baillie Scott. The property is located on Falcon Cliff Terrace, south east of the Upper Duke's Road and Nobles Park, Douglas within the Olympia Conservation Area designated in 2003. The property is also included on the Protected Buildings Register (RB 164).

PROPOSAL:

This application seeks Registered Building consent for the conversion of what is annotated on the drawings as a Second Floor Box Room to a bathroom and the removal of a wc with associated pipework and the replacement of a wash hand basin in the ground floor rear outshot used as a Utility.

PLANNING POLICY:

As the property is a Registered Building (RB 164) and the content of this application is for interior works only, the content of this application has been considered with particular regard to POLICY RB/5 ALTERATIONS AND EXTENSIONS and RB/3: GENERAL CRITERIA APPLIED IN CONSIDERING REGISTERED BUILDING APPLICATIONS 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 and Environment Policies 32 of the Isle of Man Strategic Plan (20th June 2007).

Environment Policy 32 states: "Extensions of alterations to a Registered Building which would affect detrimentally its character as a building of special architectural or historic interest will not be permitted."

"Planning Policy Statement 1/01 RB/3: General Criteria Applied in Considering Registered Building Applications

The issues that are generally relevant to the consideration of all registered building applications are:

• The importance of the building, its intrinsic architectural and historic interest and rarity, relative to the Island as a whole and within the local context;
• The particular physical features of the building (which may include its design, plan, materials or location) which justify its inclusion in the register; descriptions annexed to the entry in the register may draw attention to features of particular interest or value, but they are not exhaustive and other

features of importance, (e.g. Interiors, murals, hidden fireplaces) may come to light after the building's entry in the register;

• The building's setting and its contribution to the local scene, which may be very important, e.g. Where it forms an element in a group, park, garden or other townscape or landscape, or where it shares particular architectural forms or details with other buildings nearby (including other registered buildings).

"RB/5: Alterations and Extensions"

In considering whether to grant planning approval for development which affects a registered building or its setting and in considering whether to grant registered building consent for any works, the Department shall have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses.

Registered Building consent is required for the building's alteration in any way which would affect its special architectural or historic character. There will be a general presumption against alteration or extension of registered buildings, except where a convincing case can be made, against the criteria set out in this section, for such proposals.

Applicants for registered building consent for alteration or extension to a registered building must be able to justify their proposals. They will be required to show why the works which would affect the character of the registered building are desirable or necessary and they should provide full information to enable the Department to assess the likely impact of their proposals on the special architectural or historic interest of the building and on its setting. Where registered buildings are the subject of successive applications for alteration or extension, consideration will also be given to the cumulative affect upon the building's special interest as a result of several minor works which may individually seem of little consequence."

Planning History:

The following previous planning applications are considered relevant in the assessment and determination of this application:

03/00370/GB- Planning Approval for the installation of replacement timber windows to front and rear elevations - Application Permitted

Representations

The Douglas Borough Council has no objection to the proposals.

Assessment:

It is highly likely, that the second floor box room was originally intended as staff accommodation for a maid etc. As it is located within the section of the roof pitch, there is little internal ornamentation and decoration. The main alteration to the room is that there will be fixed sanitaryware where once there was nothing fixed and the impact of providing the water and waste to and from the Bathroom and the impact this will have on the character of the Registered Building. The proposal drawings illustrate that the waste connection will be made within the roof void thus avoiding any potentially unsightly boxed in soil vent pipes. As the existing Bathroom is directly below, the provision of water is not overly problematic. The works will also involve the repair of the existing cast iron roof lights over. As the works are repair, they do not need approval, but nevertheless, this is an appropriate approach and is therefore acceptable. In conclusion, these proposals are not considered to have a detrimental impact on the character of the Registered Building and are therefore acceptable.

The works to the ground floor Utility as similarly of minor concern as the sanitaryware currently in place is not contemporary to the property, so the removal of the wc and the replacement of the wash hand basin will have little or no impact on the character of the Registered Building.

PARTY STATUS:

I consider that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:

The Douglas Borough Council

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 10.11.2011

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

• : Notes attached to refusals

C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

C 2. This approval relates to the following information, date stamped 07 October 2011:

A3 Location Plan, scale 1:500	(date stamped 14 October 2011)
Existing Ground Floor Plan	Drawing Number 249.1
Existing Upper Floor Plans	Drawing Number 249.2
Existing Elevations	Drawing Number 249.3
Proposed Ground Floor Plan	Drawing Number 249.4
Proposed Upper Floor Plans	Drawing Number 249.5
Proposed Elevations	Drawing Number 249.6

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager.

Decision Made : Permitted Date : 3/12/11

Signed : Michael Gallagher Director of Planning and Building Control

OR Signed: Jennifer Chance Development Control Manager