Planning Officer Report

Case Officer: Mr S Moore Photo Taken: Site Visit: Expected Decision Level: Planning Committee

Officer's Report

THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE DUE TO THE HISTORY OF THE SITE

The Site

1. The site is the curtilage of Elderbank, a residential property whose principal entrance is on The Crofts and the curtilage of a shop building which lies off Arbory Street. Elderbank is a part two storey, part three storey building finished in stone with various annexes which are finished in render along with a glazed conservatory which lies on the south western elevation. The shop is a single storey, hipped roofed building with a large modern window onto Arbory Street and pedestrian door alongside. A lane runs alongside to the south east separating the shop from the Youth Centre building alongside which is a much higher building with prominent columns on the front.

1. The site lies within Castletown's Conservation Area and Elderbank is Registered (RB 259).

The Proposal

1. Proposed are alterations and extensions to Elderbank together with the reconstruction of the shop to form a two storey building with a shop at the ground floor and living accommodation associated with Elderbank above. The proposed extensions to Elderbank will effectively join the shop building to the dwelling. The glazed structure facing towards Arbory Street will be removed. The front elevation facing The Crofts will have a new two storey annex to the south west of the main core and the single storey annex on the north eastern side of the house will have a porch added to the front with a low rendered wall with timber windows and a glass roof above.

1. The elevation facing towards Arbory Street, which is largely hidden from view by the existing wall and vegetation within Elderbank - an oblique view is available from the south east - will be changed through the removal of the glazed structure and the addition of two new two storey stone annexes which will be the same height as the existing main frontage. There is an existing hipped roofed extension which will be largely hidden by the new two storey stone annex which will in turn be linked to the rebuilt shop building. The elevation facing towards the side of the Youth Centre building will be a very long (almost 26m) - one

Application No.:	12/01261/CON
Applicant:	Mr Jon & Mrs Emma McGowan
Proposal:	Registered Building consent for alterations and extension to Elderbank and rebuilding of Nos. 46 to retain shop on ground floor with residential accommodation above (In association with 12/01260/GB) Registered Building Nos. 259
Site Address:	Elderbank, The Crofts & 46 Arbory Street Castletown Isle Of Man IM9 1LW

and a half storey rendered elevation with a hipped roof at the north eastern end which looks towards the rear garden of Westwood, the property to the north east of Elderbank.

Planning Status And Policy

1. The site lies within an area designated on the Castletown Local Plan of 1990 as Predominantly Residential. On the draft Southern Area Plan of 2011 the site lies within an area of Residential use.

1. As such, the following policies are considered relevant to the consideration of this application:

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:

b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the space 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;

i) does not have an adverse 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."

Environment Policy 32 states: "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."

Environment Policy 35 states "Within Conservation Areas, the Department will permit only development which would preserve or enhance the character of appearance of the area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development."

Planning History

1. A recent planning application, PA 12/0257 for alterations and rebuilding the shop to form residential accommodation was recently refused and is the most relevant previous application for this site. The reason for refusal was:

"The proposal which would provide further off street parking provision to a property which already benefits from such existing parking provision would result in the loss of on-street parking which is of significant demand to the detrimental of local residents and visitors of the area contrary to the Isle of Man Strategic Plan." A note was added:

"This is without prejudice to a further application which replaces the proposed garaging with living accommodation."

Representations

1. The Isle of Man Water and Sewerage Authority raise no objection subject to conditions relating to connection to the main sewer (which is proposed in the application and which is also within the responsibility of the Building Regulations and the Sewerage Act 1999) and that no surface water should be discharged into the main foul sewer (it is proposed to be discharged into a soakaway).

1. Castletown Commissioners raise no objection to the application.

Assessment

1. The proposal seeks to address the reasons for refusal from the previous application in that no garage accommodation is to be provided in the former shop and thus the concern about the loss of on-street parking for local residents and visitors is no longer applicable. There were no concerns raised in the decision for the previous application, regarding the other extensions and alterations which in part will screen existing more modern annexes and which will, in general, result in an enhancement of the appearance of the existing property.

1. As the Elderbank is a Registered Building located in The Crofts within the Castletown Conservation Area, designated in 1990, the content of this application has been considered with particular regard to RB/3: GENERAL CRITERIA APPLIED IN CONSIDERING REGISTERED BUILDING APPLICATIONS, POLICY RB/5 ALTERATIONS AND EXTENSIONS and Policy CA/2 SPECIAL PLANNING CONSIDERATIONS 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 in tandem with Environment Policies 32 and 35 of the Isle of Man Strategic Plan 2007 (20th June 2007) as set out within the Planning Officer’s Report.

1. “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).”

1. “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.

1. 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.

1. 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.”

1. Policy CA/2 - Special Planning Considerations 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."

1. In considering any application for alterations or extension to a Registered Building and/or a building located within a conservation area, it is necessary to consider the character of the area and whether the application preserves or enhances the character of both the Registered Building and the Conservation Area within which it is located.

1. Constructed from the local Castletown Limestone, in common with both its immediate surroundings and the townscape as a whole, Elderbank is a prominent dwelling with a number of disjointed additions to its rear, most of which cannot be seen from either the Crofts, or Arbory Street. Whilst it is undoubtedly a large house, the main, original dwelling, retains the narrow reception rooms and bedrooms.

1. The slate roof to the original property is pitched front to back and is roof is pierced by the three-storey tower section of the property, the roof of which is also pitched in the opposite direction and clad in slate. The eaves overhang to the property is extensively detailed, as are the bargeboards and fascias. The property features fine chimney pots.

1. The large two-storey rear extension is cement rendered, and there is a single-storey side projection, which is understood to have originally been a workshop, but now houses the kitchen and garage. To the rear of the property there is a lean-to rear porch and toilet extension and a large conservatory area built in 1993. In the small area of rear garden is the white rendered flat-roofed guest suite.

1. How Elderbank has evolved cannot be categorically defined, but it would appear that the two ground-floor reception rooms to the front of the property, each with a bedroom above, were part of the original structure, as were the hall, staircase and landing as seen today. It appears likely that there has always been a small front and rear projection in the property's footprint which is borne out by the 1869 Ordnance Survey map. It is clear the second floor to the property could not have been added before the large two-storey rear extension was built, as the staircase accessing the second floor is contained within this extension.

1. Proposed are alterations and extensions to Elderbank together with the reconstruction of the shop to form a two storey building with a shop at the ground floor and living accommodation associated with Elderbank above. The proposed extensions to Elderbank will effectively join the shop building to the dwelling. The glazed structure facing towards Arbory Street will be removed. The front elevation facing The Crofts will have a new two storey annex to the south west of the main core and the single storey annex on the north eastern side of the house will have a porch added to the front with a low rendered wall with timber windows and a glass roof above.

1. The elevation facing towards Arbory Street, which is largely hidden from view by the existing wall and vegetation within Elderbank - an oblique view is available from the south east - will be changed through the removal of the glazed structure and the addition of two new two storey stone annexes which will be the same height as the existing main frontage.

There is an existing hipped roofed extension which will be largely hidden by the new two storey stone annex which will in turn be linked to the rebuilt shop building. The elevation facing towards the side of the Youth Centre building will be a very long (almost 26m) - one and a half storey rendered elevation with a hipped roof at the north eastern end which looks towards the rear garden of Westwood, the property to the north east of Elderbank.

1. That proposed within these applications, is the re-organisation of the dwelling including the demolition of the existing single storey PVC roofed conservatory to the Side Elevation onto Arbory Street and its replacement with a two storey wing housing the Drawing Room at Ground Floor and the Master Bedroom at First Floor, the demolition of the rear single storey flat roof extension and enclosure of the two yards to create a playroom/music room and Dining Room with a lantern light over, the removal of the first floor rear PVC annex and creation of a central courtyard and the addition of a fully glazed, timber porch to the frontage of the existing kitchen. All works are to be carried out using traditional materials (render to the works to the rear of the site and natural stone and slate roofs to those parts of the works that will be visible from The Crofts and Arbory Street).

1. The proposals to create the two storey wing housing the Drawing Room at Ground Floor and the Master Bedroom at First Floor and the works to the former shop at 46 Arbory Street will have the most visual of impact upon both the Registered Building and the Conservation Area when viewed from The Crofts and Arbory Street.

1. 46 Arbory Street was formerly a doctor's surgery and is not a part of the Registration, which has in recent years been used as a dress shop with a modern shop front, set back from Arbory Street. It is finished in render and an asbestos slate pitched roof to the front with a flat roof to the rear.

1. Proposed is the demolition and replacement of this former shop with a two-storey building which will provide ancillary accommodation in the form of Gym, stores with additional bedrooms over to Elderbank. These proposals also reinstate a shop unit at Ground Floor level with ancillary Stores, Cloaks and WC. The new building is set back from the existing boundary wall joint owned with the Youth Centre to provide a passageway giving side access and space for bins.

1. The proposed two storey extension will terminate in a gable clad in natural stonework, with eaves detailing to match Elderbank, fronting on to Arbory Street. The recreation of the ground floor Shopfront with Victorian four panelled door is entirely in keeping with its former use, the character of the Conservation Area and the Registered Building to which it adjoins.

1. The proposals to the rear of the property involving the rationalisation of the spaces including the covering in of the two yards etc are similarly considered to respect the Registered Building and are therefore acceptable.

1. The removal and replacement of the PVC conservatory with a two storey block will have an impact upon the Registered Building. The loss of the conservatory is acceptable as it is of limited interest. It is however, low lying and also a form that is not necessarily out of place on the side elevation of such a property all be it with better materials and detailing. The proposed Front Elevation as drawn gives the impression of foreshortening the view which suggests that the symmetrical front elevation will be compromised. In reality, this is not the case, as the new two storey extension sits back behind the rear wall of the original property. In doing so and in utilising the materials and detailing of the main body of the house, the two storey extension is considered to be acceptable.

1. In conclusion, these proposals are considered to comply with Environment Policies 32 and 35 of the Isle of Man Strategic Plan 2007, in that they are considered to be an enhancement

to the Registered Building and the Conservation Area within which the property is located and is therefore acceptable.

1. As such the application is considered to be acceptable and is recommended for approval.

Party Status

1. The local authority, Castletown Commissioners are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status.

1. The Isle of Man Water and Sewerage Authority raise issues which are the responsibility of other legislation and as such should not be afforded party status in this instance.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 22.10.2012

Conditions and Notes for Approval / Reasons and Notes for Refusal

C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: 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 permission relates to the alterations and extensions shown in the site plan and drawings 61.4.11, 58.3.10, 64.7.11 Rev B, 62.5.11 Rev B and 63.6.11 Rev B all received on 13th September, 2012.

C 3. Prior to the commencement of the development, a 1 metre x 1 metre sample panel of the limestone external wall finish must be prepared to indicate; the colour and size of the proposed stonework, and the finished lime mortar pointing, for inspection by the Conservation Officer and subsequent approval by the Planning Authority.

C 4. All proposed windows to the Front and Side Elevations, are to match the existing windows in every detail i.e. they should be painted timber (softwood or hardwood), side hung casement windows with glazing bars and framing sections of the same profile as the existing.

C 5.

All external glazed side hung doors to the Porch, Drawing Room and Music Room are to be painted timber.

C 6. All rooflights to be Conservation Grade

I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the Town and Country (Development Procedure) 2005

Decision Made : A Committee Meeting Date : 29.10.12

Signed : S. Shuckett Presenting Officer

Further to the decision of the Committee an additional report/condition reason is required. Signing Officer to delete as appropriate ☐ YES ☑ NO