Officer Report

Application No.: 18/00773/CON Applicant: Mr Richard Henthorn Proposal: Registered Building consent for the installation of replacement flooring to upper hall. Registered Building Nos. 227 Site Address: Laxey Workingmens Institute 17 New Road Laxey Isle Of Man IM4 7BD Registered Buildings Officer: Mr Ross Brazier Site Visit: 16.07.2018 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 12.09.2018 _________________________________________________________________

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. The flooring used must be that in the details specified in the Product Data Sheet SOL-GA-20208 by UK FLOORING DIRECT. Reason: To ensure the satisfactory preservation of this registered building.

Plans/Drawings/Information;

This Consent relates to site location plan, supporting statement, product data sheet SOL-GA20-208 all date stamped and received 23 July 2018 and 4 images included in email dated 23 July 2018.

_______________________________________________________________

Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 THE SITE - 1.1 The site is the Laxey Working Men's Institute.

2.0 THE PROPOSAL - 2.1 The proposals are for the removal and replacement of the flooring to the main hall of the building.

- 3.0 PLANNING POLICY

3.1 The Isle of Man Strategic Plan (2016) 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". - 3.2 1/01 Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man is relevant and the relevant policies are set out below.

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.

- 4.0 PLANNING HISTORY

4.1 The following application shows the work undertaken to restore the building to bring it into its current use:

• 05/01552/CON - Alterations to form an auditorium on ground floor and offices on lower ground floor, demolition of existing flat roof extension to side elevation and replacement with a two storey extension to provide toilets and access and creation of two disabled car parking spaces (in association with 05/01552GB): Approved

- 5.0 REPRESENTATIONS

5.1 No representations have been received. 6.0 ASSESSMENT

6.1 The key consideration in the determination of the application is the impact upon the special architectural or historic interest of this registered building by the removal of the existing historic flooring and its replacement with a hardwood alternative.

6.2 It is evident from the information submitted as part of the application and as ascertained from my site visit that the existing pine flooring in the main hall is in poor condition and at the end of its viable life. Prior to the restoration of this building the building had been in a state of poor repair and exposed to the elements. As part of the restoration of the building the existing floor has been sanded a number of times. It was evident from my site visit that the floor is now weakened and I am satisfied that the floor needs to be replaced. - 6.3 The proposals will involve a change in the type of timber used for the flooring, from a traditional pine to oak. It is usually conservation best practice when replacing such materials to do this on a like for like basis. However there are two factors to consider in relation to the proposals, firstly the quality of pine has greatly diminished since the construction of this building and modern pine would not be of the same quality of strength as it was in the 1870s. Secondly, the level of activity and type of use in the building has changed. Since its restoration, the building is in regular constant use by the community for a variety of physical activities including children's playgroups and keep fit and exercise classes. The argument has been made by the applicant that a change to a harder timber is necessary given the increased use of the room and the nature of that activity, as the floor is now subject to greater pressure and wear and tear, which I accept. - 6.4 In considering the visual impact of a change from a pine to an oak floor, I consider this to be a minor change, which to the majority of the public will not be noticeable. I also consider the proposed change to justifiable by the continued use of hall which keeps the building viable.

- 7.0 CONCLUSION

7.1 I recommend the application is approved, the replacement floor will have a limited visual impact and is required to keep the building in active use which is a necessity for its long term preservation. - 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:

• o The applicant, or if there is one, the applicant's agent;
• o The owner and the occupier of any land that is the subject of the application;
• 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 a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date: 13.09.2018 Determining officer

Signed : S CORLETT Sarah Corlett Principal Planner

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