DEC Officer Report

Application No.: 21/01458/CON Applicant: Mr & Mrs Thomas Hampden & Lara Elizabeth Inskip Proposal: Registered Building consent for alterations including the installation of 2 new rooflights and internal alterations (in association with PA 21/01457/GB) RB.269 Site Address: Lorne House Douglas Street Castletown Isle Of Man IM9 1AZ Registered Buildings Officer: Mr Ross Brazier Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 14.02.2022 _________________________________________________________________

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

• C 1. The works hereby granted registered building consent shall be begun before the expiration of four years from the date of this consent.

Reason: To comply with paragraph 2(2)(a) of schedule 3 of the Town and Country Planning Act 1999 and to avoid the accumulation of unimplemented registered building consents.

• C 2. Roof Light Details: Requires the submission of roof light details Details of the proposed roof lights, i.e. type and size, shall be submitted to and approved in writing by the Department prior to their installation. The new roof lights shall be of a design which, when installed, shall not project forward of the general roof surface (and shall have a surround of a dark, matt finish). The roof lights shall be installed in accordance with the approved details and maintained as such thereafter. Reason: to ensure the satisfactory preservation of this registered building
• C 3. Registered Building Making Good Any damage to the registered building during the course of the works hereby approved shall be made good upon completion of said works. All making good works shall be submitted to and approved in writing by the Department and thereafter implemented within time period to be agreed with the Department. Reason: to ensure the satisfactory preservation of this registered building

• C 4. Compliance with Submitted Mitigation Scheme The development hereby approved shall be carried out in strict accordance with the submitted Building Investigation Report by Katie Watson Consulting dated 29.01.22 to provide appropriate mitigation for bats. The identified measures within the report shall be adhered to and implemented in full and maintained thereafter. Reason: To safeguard a statutorily protected species

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

Plans/Drawings/Information; This decision relates to the following:

• 01 LOCATION PLAN
• 02 SITE PLAN o AS EXISTING
• 03 GROUND FLOOR PLAN o AS EXISTING
• 04 FIRST FLOOR PLAN o AS EXISTING
• 05 ELEVATIONS o AS EXISTING
• 06 ELEVATIONS o AS EXISTING
• 07 SECTIONS o AS EXISTING
• 08 PLANNING STATEMENT 01
• 09 PLANNING STATEMENT 02
• 10 PLANNING STATEMENT 03
• 11 PLANNING STATEMENT 04
• 12 PLANNING STATEMENT 05
• 13 PLANNING STATEMENT 06
• 14 SITE PLAN o AS PROPOSED
• 15 PLAN o GROUND FLOOR o AS PROPOSED
• 16A PLAN o FIRST FLOOR o AS PROPOSED
• 17 ELEVATIONS o AS PROPOSED
• 18 ELEVATIONS o AS PROPOSED
• 19A SECTIONS o AS PROPOSED Planning Statement by Sarah Corlett Town Planning Building Inspection Report by Katie Watson Consulting dated 29.01.22 And all information all received on 02.12.21 and 13.01.22

_______________________________________________________________ Interested Person Status – Additional Persons

DOI Highways and Flood Risk Management have not indicated any land that they own that would be impacted on by the development and are not afforded IPS as a Government Department under the RB Regs. _____________________________________________________________________________

Officer’s Report THE SITE

1.1 The site is the Registered Building Lorne House (RB 269) is a large Georgian house set in large grounds to the north of the harbour in Castletown. The house was built in 1826-7 and has been attributed as the work of notable architect Thomas Brine (1766-1840), although there is no documentary evidence to confirm this. The house has undergone numerous alterations

and extensions and was for a time used as offices and flats. The property is located within the Castletown Conservation Area

THE PROPOSAL

2.1 The proposals seek registered building consent for the installation of two roof lights in the roof which links the first phase of the house to the rear annex and other internal associated works reopening the original main staircase half landing arched window to connect the main staircase half-landing to the north wing. Partial infill of the modern north wing double-height stairwell to form a new bedroom at first floor, and creation of and remodelling of doorways to improve access. The rooflights are the subject of the accompanying planning application (21/01457/GB). 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.

S18 Designation of conservation areas

• (4) Where any area is for the time being a conservation area, special attention shall be paid to the desirability of preserving or enhancing its character or appearance in the exercise, with respect to any buildings or other land in the area, of any powers under this Act

3.2 National policy: THE ISLE OF MAN STRATEGIC PLAN 2016 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.
• Environment Policy 35: 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.

3.3 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.

POLICY CA/2 SPECIAL PLANNING CONSIDERATIONS 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

PLANNING HISTORY

4.1 The site has been subject of a number of applications since being registered those considered of note to this case are the following;

88/01705/B proposed a three storey extension for dining room and additional bedrooms permitted 10/00409/B - erection of stone wall, iron railings and entrance gate - permitted at appeal 10/00986/B proposed the erection of an electricity substation - permitted 10/01037/B proposed the erection of a stone wall to replace existing fencing adjacent to Smetana Close - permitted at appeal

• 10/01039/B - relocation of tennis court - permitted
• 10/01040/B proposed the demolition of existing outbuildings and the erection of a gatehouse dwelling - withdrawn prior to a decision being taken

• 10/01042/C proposed the change of use from existing mixed office and residential accommodation to a private dwelling - permitted
• 10/01043/B - erection of boundary wall to the rear of How Yngren - refused at appeal

10/01046/B proposed a new vehicular access onto Bridge Street and was refused at appeal 10/01048/B - demolition of existing garage and erection of replacement garage - approved 10/01059/B - erection of boundary wall to the north west of the house - permitted

• 10/01644/B - demolition of existing outbuildings and erection of gatehouse dwelling - refused at appeal
• 11/01140/B - erection of new boundary wall to the rear of How Yngren - permitted 12/00607/B proposed the demolition of outbuildings, repair of existing garden wall and provision of new parking area at the northern end of the site - permitted 13/00613/B - erection of greenhouse and associated landscaping - permitted 15/01318/CON - appeal against the de-Registration of the property - approved at appeal

• 17/00685/C - additional use of the building as an educational/visitor centre with function space and catering facilities - permitted
• 18/00488/CON and 18/00487/D - signage -permitted

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

5.1 Castletown Commissioners were consulted (08.12.21) but made no comment on the application

5.2 Highways Services indicated there is no highway interest in the application (16.12.21) and again on (13.01.22) in relation to additional drawing submitted.

5.3 Department of Infrastructure (DOI) Flood Risk Management Division stated that they had No Flood Risk Management interest (05.01.22)

• 5.4.1 DEFA Ecosystems have advised that Team note that the property is an old Georgian building built in the early 1800s, which is surrounded by mature trees on land mapped as broadleaved woodland in the 1991-1994 phase 1 habitat survey, within 100m of a watercourse, all features which increase the likelihood of bats being present. The proposed work includes the modification of the roof structure so there is potential for bats and their places of shelter and protection to be impacted by the works. The Bat Conservation Trust Bat Survey Guidelines (3rd Edition) recommend that bats surveys are undertaken prior to the conversion, modification, demolition or removal of pre-1914 buildings within 400m of woodland and/or water, as well as pre-1960's detached buildings within 200m of woodland and/or water. The Ecosystem Policy Team requested that prior to determination of the application, a preliminary assessment for roosting bats be undertaken on the property, in the location of the proposed roofing works, by a suitable qualified ecological consultancy (10.01.22).
• 5.4.2 DEFA ECOsyetms then confirmed that Katy Watson Consulting's Building Inspection Report for Lorne House dated 29th January 2021, is all in order and a suitable level of assessment has been undertaken. In order to ensure that bats and their roosts are protected during the works at Lorne House, I request that the recommendations detailed in section 5.1.1 of the Building Inspection Report are secured as a condition on approval (01.02.22).

5.5 Manx National Heritage (MNH) were consulted (05.01.22) but provided no comments. ASSESSMENT - 6.1 The issues in this case are whether the proposed works to the building will preserve the registered building or its setting or any features of special architectural or historic interest which it possesses.

6.2 The building is in need of some upgrading to return the property to a family home, which it has not been for some time. The majority of the works are to enable more efficient

access around the property opening up previously blocked doorways. The applicant has identified the significance of the building and assessed the impact of the proposals upon the significance of the building providing a justification where required.

6.3 The proposals will also partially infill of the modern north wing double-height stairwell to form a new bedroom at first floor. This area is of modern fabric and has no historic character retained, it is considered that this infill would be more in keeping with the property that the existing very large open space within a service wing.

6.4 A new doorway would be created between a bedroom and bathroom, however this new opening will still maintain the historic planform and is considered acceptable.

6.3 The works given the location of the roof lights will not be visible externally from within the grounds of the building nor from the conservation area given their position within the roofscape of the property sitting on pitches blocked form view by other wings of the building. They will result in an improved appearance of the building internally as will reinstate light and access to an area that had lost natural daylight due to later alterations. It is considered that the works in general will preserve the registered building. - 6.4 DEFA Ecosystems are satisfied by the report submitted and have requested appropriate conditions. The detail of the roof lights will be conditioned to ensure the character of the building is preserved.

CONCLUSION

7.1 The proposals are considered to be beneficial to the building helping to preserve it and will have no impact upon the character or appearance of the conservation area and to be in accordance with the Strategic Plan policies, Policies RB/3, RB/5, CA/2 of Planning Policy Statement 1/01 and is supported. INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Registered Buildings) Regulations 2013 (As Amended), the following are automatically interested persons:

• o The applicant, or if there is one, the applicant's agent;
• o Manx National Heritage, and
• o The local authority in whose district the land the subject of the application is situated.

8.2 In addition to those above, the Regulation 9(3) requires the Department to 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 : 15.02.2022 Determining officer

Signed : S BUTLER

Stephen Butler Head of Development Management

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