Planning Officer Report

Case Officer: Mr Chris Balmer Photo Taken: Site Visit: Expected Decision Level: Officer Delegation

Officer's Report

The Application Site

1. The application site is the curtilage of Registered Building 184 2 Church Cottage sited on the western side of the B30 just north of the junction with the A26 within the St Marks Conservation Area designated in 2003.
2. The surrounding area is characterised by a residential and agriculture.
3. The property is the right hand house in a semi-detached pair. Two storeys in height, finished in white painted render with a slate roof in similar architectural style and detail to the School and School House to the north of the site.

The Proposal

1. This application seeks Registered Building Consent for the replacement of the exiting timber entrance door.

Planning History

1. The following applications are considered relevant in the consideration of this application:

00/01818/B - Installation of timber sliding sash windows to replace existing – Application Permitted 00/01825/B - Conversion of dwelling into two separate dwellings – Application Permitted 01/02318/GB- Erection of two satellite dishes – Application Permitted on Review

Planning Policy

1. 2 Church Cottage is a Registered Building (RB 184) located within the St Marks Conservation Area designated in 2003, the relevant planning policies from the Isle of Man

Application No.:	13/00097/GB
Applicant:	Christopher John Looney
Proposal:	Installation of replacement front door (In association with 13/00098/CON)
Site Address:	2 Church Cottage St Marks Ballasalla Isle Of Man IM9 3AH

Strategic Plan 2007 (20th June 2007) are General Policy 2, Environment Policies 32 and 35 and Policies RB/3: General Criteria Applied in Considering Registered Building Applications, Policy RB/5 Alterations and Extensions and CA/2 Special Planning Considerations from Planning Policy Statement 1/01 - Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man is also considered to be relevant to determining this application.

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 or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development." "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."

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."

"Category a) REGISTERED BUILDINGS

If the original windows are still in place they should preferably be repaired. If the repair is impracticable, replacement windows MUST BE THE SAME as the originals in all respects, including the method of opening, materials and detailed design. This policy will be strictly applied other than where the particular circumstances are so exceptional as to justify relaxation.

Reasons for Policy: Registered Buildings are those buildings which are judged to be of special architectural or historic interest and which are already entered into the Protected Buildings register. Because of their special status, these buildings merit particular care and any work carried out by way of repair or alteration requires Registered Building Consent.

Planning Approval and Registered Building Consent ARE ALWAYS required." Policy 1/98 "Buildings in Conservation Areas" states: 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 material used in their construction, the windows MUST HAVE THE SAME patterns and section of glazing bars and the same frame sections as the 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"

Representations

1. Malew Commissioners 'do not object to this application'.

Assessment

1. That proposed is the replacement of the existing painted timber entrance door with an 'Alicante M\&T Pre-glazed Hardwood External Door', which is understood to be a Magnet Trade door from the Magnet catalogue. The owner has hand-written 'to be painted white' on the print off of the door from the catalogue.
2. Of consideration, is that the door currently in place, is not the 'original' door. There is a black and white photo' of the buildings hand annotated '1958' on the Registered Building file. That photo, whilst difficult to see, appears to indicate a solid door, with a simple light over that is subdivided into squares. This is further validated by the photos of the cottages, taken by Rene Eichorn in 1953 which were provided by the Manx Museum.

1. The door currently in place, is doubtless a door added as part of the approval 00/01818/B - Installation of timber sliding sash windows to replace existing - and/or 00/01825/B for the conversion of dwelling into two separate dwellings. A perusal of the microfiche for the applications is inconclusive in confirming this however.
2. The photos on the Registered Building file, taken at the time when the building was added to the Protected Buildings Register on the 9th May 2001, illustrate a different door than the one currently in situ'.
3. Alternative door patterns were investigated in the processing of this application. A vertically boarded door with a small light over, would be the most historically accurate, but that format of door has not been in place for some time. The last few owners of the property, at least as far back as the 00/01818/B and 00/01825/B applications, have enjoyed the additional light provided to the property via the addition of the door currently in situ. The issue therefore, is whether that applied for, preserve, or enhances the character of the Registered Building and the Conservation Area within which it sits.
4. The doors to Nos. 1 and 2 currently match. The replacement proposed within this application, is a fair approximation of the existing doors and is not considered to have a detrimental impact upon the character of the Registered Building, or the Conservation Area within which it is located and is therefore acceptable. In conclusion, the proposal is considered to comply with the provisions of General Policy 2 and Environment Policy 32 of the Isle of Man Strategic Plan 2007 and the provisions set out in the policy for Category a) buildings in Planning Circular 1/98 and is therefore considered acceptable.

Recommendation

1. Permit.

Party Status

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

Recommendation

Recommended Decision: Permitted

Date of 29.05.2013

Recommendation:

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. 29 May 2013 13/00097/GB

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 all date stamped 29 Jan 2013: A4 1:1,0000 Location Plan A4 Black and White Product Data Sheet showing the Magnet Trade door 'Alicante M\&T Preglazed Hardwood External Door'. A5 Colour print of existing door. C 3. The door must have a paint finish and NOT be varnished or stained.

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

Decision Made : Permitted Date : Determining officer (delete as appropriate) Signed : Anthony Holmes Senior Planning Officer Signed : Michael Gallagher Director of Planning and Building Control

Signed : Sarah Corlett Senior Planning Officer Signed : Jennifer Chance Development Control Manager