DEC Officer Report

Application No.: 21/00136/GB Applicant: Mr Stephen William Jones Proposal: Installation of replacement windows and doors and creation of a new window (in association with PA 21/00109/CON) Registered Building Number 164 Site Address: Ivy Bank Falcon Cliff Terrace Douglas Isle Of Man IM2 4AY Registered Buildings Officer: Mr Ross Brazier Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 03.06.2021 _________________________________________________________________

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.

Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

This application has been recommended for approval for the following reason. The proposals are considered to be in accordance with the Strategic Plan policies GP2 and 4, Policies RB/3 AND RB/5 of Planning Policy Statement 1/01 and is judged to be acceptable.

Plans/Drawings/Information; This decision relates to the following: Supporting information document and photos and elevations document and all other information all received on 05.02.21. _______________________________________________________________

Interested Person Status – Additional Persons

The Department of Infrastructure Flood Risk Management Division have made comments regarding material matters and should be afforded Interested Party Status. _____________________________________________________________________________

Officer’s Report

THE SITE

1.1 The site is a dwelling house that forms part of terrace that is a registered building. The property is not located within a conservation area. THE PROPOSAL - 2.1 The application seeks planning approval for the following works; replacement skylight, replacement rear door and installation of new window. (in association with PA 21/00109/CON) Registered Building Number 164 PLANNING POLICY - 3.1 TOWN AND COUNTRY PLANNING ACT 1999 S16 Registered buildings: supplementary provisions

(3) In considering —

• (a) whether to grant planning approval for development which affects a registered building or its setting, or
• (b) whether to grant registered building consent for any works, the relevant 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. 3.2 National policy: THE ISLE OF MAN STRATEGIC PLAN 2016

The site is in an area defined within the Area Plan for the East 2020 as predominatly residential. The area is not at risk of flooding. Development within land-use zones 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;

Strategic Policy 4: 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;

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.

Environment Policy 34: In the maintenance, alteration or extension of pre-1920 buildings, the use of traditional materials will be preferred.

3.4 Planning Policy Statements: 1/01 Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man

POLICY 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:-

• o 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;
• o 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;
• o 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).

POLICY 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 effect upon the building's special interest as a result of several minor works which may individually seem of little consequence.

PLANNING HISTORY

4.2 The site has also been the subject of the following applications; Reference Number: 11/01427/CON Status: Permitted Proposal: Registered Building Consent for installation of bathroom (RB no 164)

Reference Number: 03/00370/GB Status: Permitted Proposal: Installation of replacement timber windows to front and rear elevations

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

5.1 Douglas Borough Council raised no objections to the proposals (22.03.21).

5.2 DoI's Flood Risk Management Division stated No Flood Risk Management interest (08.04.21). - 5.3 DOI's Highways Division stated they do not oppose the proposals (19.03.21) - 5.4 Manx National Heritage (MNH) were consulted on the application, however no comments were received. ASSESSMENT

6.1 Ivy Bank forms part of a terrace of houses designed by the renowned Architect Mackay Hugh Baillie Scott, The Terrace is designed in the Arts and crafts style and is innovative in its design, and layout. The terrace as a whole is relatively intact with many surviving original details and finishes. - 6.2 The proposed works relate to the replacement of elements that have reached the end of their life or that are in poor condition and replacement of rear door. - 6.3 Secondly and the most significant element of the proposals is the introduction of the new window opening to the utility room. The introduction of the window will alter the appearance of the property both internally and externally. The utility room would appear to have originally functioned as a scullery, the space has been altered internally with studded and tiled walls its appearance is modern though dated and retains no special features or details that are worthy of preservation. The utility room is house within a single storey plus basement return wing (outrigger) to the principle dwelling, the roof covering and external render treatment it is subservient to the principle element of the building.

6.5 The proposed new window is located along the garden elevation of the utility room and would look into the courtyard garden. Given the arrangement of the terrace the garden forms a private space that is not overlooked by the neighbouring properties and would only be visible from a rear access lane. The detailing of the window is proposed to match that of the original windows.

6.7 The proposed works will result in the preservation of the building, a historic door will be reused which is currently stored in the basement, and traditional materials will be used for the proposed window and replacement staircase. The proposed roof light and the loss of the door frame, which is in poor condition, will only result in very minor visual change that will not harm the character of the building. The renewal of the flooring in the basement and utility walls will also cause no harm to the character of the building. The proposed window will be sympathetic to the design detail and aesthetic of the house, the location and scale of the window is considered such that that is preserves the character of the building and the terrace as a registered entity and would not appear out of context with the appearance and deign detail of the house. CONCLUSION - 7.1 The proposals are considered to be in accordance with the Strategic Plan policies GP2 and 4, Policies RB/3 AND RB/5 of Planning Policy Statement 1/01 and is supported. 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 In addition to those above, the Department must decide which persons (if any) who have made representations with respect to the application, should be treated as having

sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application.

I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status

Decision Made : Permitted Date : 04.06.2021 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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