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Application No.: 22/00384/CON Applicant: Mr Stephen Jones Proposal: Registered Building consent for the replacement of an existing roof light velux conservation roof light (in association with application 22/00487/GB) Registered Building Nos. 164 Site Address: Ivy Bank Falcon Cliff Terrace Douglas Isle Of Man IM2 4AY Technical Officer: Mr Thomas Sinden Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 24.05.2022
C : Conditions for approval N : Notes attached to conditions
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.
Reason: To ensure that the architectural special interest of this Registered Building is preserved.
This application has been recommended for approval for the following reason.
The proposals meet the tests of Section 16 of the Town and Country Planning Act 1999, Strategic Policy 4 and Environment Policy 32 of The IOM Strategic Plan 2016, as well as Policy RB/5 of Planning Policy Statement 1/01, as the building's special architectural and historic interest is being protected and preserved. The proposals also comply with Environment Policy 34 of The IOM Strategic Plan 2016 as traditional materials are being used. It is therefore judged to be acceptable.
Plans/Drawings/Information; This decision relates to the information submitted on 13.4.2021.
Additional Persons
As this application for Registered Building Consent does not involve any proposed alterations to or immediately adjacent to a highway, Department of Infrastructure Highways Division are not judged to have sufficient interest in the subject matter of the application, and therefore should not be awarded Interest Party Status. _____________________________________________________________________________
1.0 THE SITE - 1.1 The site is Ivybank, one of a group of four terraced houses designed by architect Mackay Hugh Baillie Scott. The terrace was completed in 1898, and is entered into the Protected Buildings Register (Registered Building 164). The terrace is of special interest as a rare early example of Baillie Scott's simplicity of detail and revolutionary approach to internal planning.
2.0 THE PROPOSAL - 2.1 The application seeks Registered Building Consent to replace the existing topmost metal roof light on the rear elevation with a velux conservation roof light installed as flush to the roof line as possible.
3.1 TOWN AND COUNTRY PLANNING ACT 1999 S16 Registered buildings: supplementary provisions
(3) In considering —
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-1920s buildings, the use of traditional materials will be preferred.
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/5 - ALTERATIONS AND EXTENSIONS: In considering whether to grant planning approval for development which affects a registered building or its setting, the Department shall have special regard to the desirability of preserving the building or its setting.
4.1 Application 03/00370/GB permitted the installation of replacement timber windows to the front and rear of the property. Registered building consent application 11/01427/CON permitted the installation of a bathroom. Most recently, concurrent applications 21/00136/GB and 21/00109/CON permitted repair works, roofing works, replacement windows and doors, and the installation of a new window, and application 21/01275/CON granted registered building consent for the replacement of windows and a roof light on the second floor.
5.1 The Department of Infrastructure Highways Division have stated that there is no highways interest in the application (5.5.2022). - 6.0 ASSESSMENT
6.1 The pertinent issue to be assessed by this application is the impact of the proposed alterations on the Registered Building and the adjacent Registered Buildings.
6.2 The existing attic level single glazed roof light is proposed to be replaced by a double glazed conservation style velux unit. There have been various examples of modern conservation style roof lights being installed in recent years that sit significantly above the plain of the roof and are therefore significantly more prominent than the historic units they have replaced. When this occurs, it often has a detrimental impact on the property's architectural and/or historic character. In this instance, the intended fitter of the roof light has confirmed that the unit will be installed with a recessed flashing kit, which is designed to allow the window to sit as close to the plain of the roof as possible. With this in mind, the replacement roof light is judged to be acceptable. - 7.0 CONCLUSION
7.1 The proposals are judged to meet the tests of Section 16 of the Town and Country Planning Act 1999, Strategic Policy 4 and Environment Policy 32 of The IOM Strategic Plan 2016, as well as Policy RB/5 of Planning Policy Statement 1/01, as the building's special architectural and historic interest is being protected and preserved. The proposals also comply with Environment Policy 34 of The IOM Strategic Plan 2016 as traditional materials are being used. It is therefore recommended that the application be approved. - 8.0 INTERESTED PERSON STATUS
8.1 By virtue of the Town and Country Planning (Registered Buildings) Regulations 2013, the following are automatically interested persons:
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 a Principal Planner 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: 26.05.2022 Determining officer Signed : J SINGLETON Jason Singleton Principal Planner
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