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The site represents the curtilage of 'Conister House', 16-18 Finch Road in Douglas an existing two storey, former dwelling converted into offices. 16-18 Finch Road are on the Protected Buildings Register as RB 98 and RB 99. To the west of the application site is the public highway of Finch Road and to the north is No.20 Finch Road. To the south is No.12-24 Finch Road. The application site is not within a Conservation Area.
The application is proposing to renovate and extend the existing office building and construct a new car park to replace the existing at the rear of the building.
It is proposed to erect a three storey extension which will project 4.5m to the rear and will be 12.8m in width. The height of the extension will be 14.5m to the ridge.
A two half storey side extension will be built to replace an existing flat roof extension. The extension will project 2.8m to the side and will be 13.1m in length. The height of the extension will be 10.3m to the join of the lean to roof with the existing building.
A new chimney stack will be constructed on the south elevation of the building. Two new conservation style roof lights will be installed in the north and south elevations of the building.
Lightwells and railings are to be reinstated on the Finch Road elevation of the building. New stone steps to the main entrance will be constructed along with a new disabled access platform fixed to the railings.
The application is also proposing to removal a number of partition walls and the blocking of doorways.
Within the adopted Isle of Man Strategic Plan 2007, the following policies are considered to be relevant in the determination of this application: General Policy 2 and Environment Policy 32
Environment Policy 32 states that "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."
Within Planning Policy Statement 1/01, the following policy is considered to be relevant in the determination of this application: Policy RB/5
Policy RB/5 states "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 possess.
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."
The following previous applications are considered relevant in the consideration of this application: 07/02384 – Renovations, erection of extensions and construction of a new car park to replace existing to rear – pending consideration. 05/00688/CON – Erection of railings around front of buildings – refused 26th January 2006. 90/4236/B – Replacement of existing windows – refused 87/00103/B – Construction of porch to first floor rear elevation – permitted 86/00136/B – Proposed amalgamation to form office accommodation and associated car parking facilities – permitted 85/1084 – Demolition of rear outlet and installation of new windows in basement area – permitted.
Douglas Corporation has not objected to the application.
The content of the application needs to be considered against Policy RB/5 Alterations and Extensions to a Registered Building as set out in Planning Policy Statement 1/01, Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man.
The two buildings were originally designed as a pair, mirroring one another's plan. Because they are two separate buildings, they are separately Registered. This scheme seeks to unify them into effectively one unit. As a general rule, the division of the plan in two (i.e. maintaining the two buildings) with minimal connection between the two halves of the building has been maintained. As part of the removal of internal partitioning, down-stands will be formed which will indicate the location of the former partitioning thus enabling the historic development of the building to be understood.
The removal and replacement of the flat roofed toilet block on the South Elevation and metal staircase to the rear is considered acceptable as they are poorly executed and do not positively contribute to the character of the Registered Building.
The installation of a new window to the existing Office Area B is a reinstatement of a window in a former opening and is therefore acceptable.
There is a minimal removal of sections of the central dividing wall to provide a more usable floor plate. That proposed is acceptable.
The addition to the rear has been commented on in the section on the Rear Elevation, which is set out below. As a result of the addition of the extension which is the removal of the existing rear windows and an associated removal of masonry to create access to and from the new, rear extension is a regrettable outcome. The windows in question are PVC replacement items and consequently of little merit. Whilst the removal of historic fabric, in the form of masonry, is not considered a positive move, this has to be considered in the larger context of the impact of these works on the building as a whole. Taking that into consideration, the works are considered to be acceptable.
The application is proposing the removal of the partitioning to open up the floor space. This has been kept to a minimum and is considered to be acceptable.
The application is proposing the removal of minor partitioning and the blocking up of some of the associated doors. As with all other floors, the intention is to open up the floor plate to ensure a more efficient use of the floor area. As the building is Registered and by design, the floor plate is 'cellular', this has to be handled carefully otherwise the character of the building can be wholly lost. Following consultation with me, the scheme has been developed and that character maintained.
The removal of the rear windows to provide access to and from the new Entrance / Stair / Lift extension is considered acceptable, as discussed in the section on the Basement, above.
The reintroduction of the windows and their associated light wells with surrounding railings will offer natural light to the Basement. There is evidence in 'scarring' in the render and masonry that these features were formerly in place so the reintroduction of them is considered to be acceptable. Their reintroduction also helps 'anchor' the building in the streetscape. This is further enhanced by the reintroduction of the chimneystack to the South Elevation which provides a symmetry and associated balance to the Front Façade.
The proposed rear extension is arguably the most contentious part of this application after the removal of the internal, historic fabric. This has been handled sensitively and certainly does not detract from the character of the Registered Building.
The application is proposing to provide additional car parking to the rear which will be achieved by excavating the existing ground level. The overall impact on the rear of the Registered Buildings should be no greater than the current car park and is therefore considered acceptable.
To conclude, in any scheme of this nature, where the impact of the proposals on the historic fabric is clearly quite extensive, a balance has to be struck. These proposals are in the main, sympathetic to the building and are therefore acceptable.
The proposed extensions have been designed to be sympathetic to the character and appearance of the building. The new car park will be set to the rear of the building and will not be readily visible from the streets cene. It is considered that the proposed works will not adversely affect the visual amenities of the street scene and will not adversely affect the setting of the Registered Building.
It is recommended that Registered Building Consent be granted subject to conditions.
The Department of Transport and the local authority are, by virtue of The Registered Buildings Regulations 2005, paragraph 8 (5) (c) and (e), considered "interested persons" and as such should be afforded party status.
Recommended Decision: Permitted
Date of Recommendation: 17.03.2008
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This consent relates to the renovation, erection of extensions and construction of a new car park as shown in drawing numbers 1112-00, 1112-01, 1112-02, 1112/03/A, 1112/04/A, 1112/05/A, 1112/06/A, schedule of works and design statement date stamped 20th December 2007.
C 3.
Prior to the commencement of any building works, a photographic survey must be undertaken to record all existing internal and external features of interest and provided for approval by the Planning Authority. Such a record to be prepared in consultation with the Conservation Officer of the Department.
C 4.
Prior to the commencement of any building works, large scale (1:20 / 1:10) detail drawings of the railings and associated gates on the Finch Road elevation shall be submitted to and approved in writing by the Planning Authority and thereafter the works shall be carried out in accordance with the approved details.
C 5.
PRIOR to the commencement of any building works, further large scale (1:20 / 1:10) detail drawings are to be produced of the new internal doors to indicate the framing detail, architrave and materials are be submitted to and approved in writing by the Planning Authority and thereafter the works shall be carried out in accordance with the approved details.
C 6.
Prior to the commencement of any building works, a schedule of replacement windows is to be drawn up. The schedule is also to include, large scale (1:20 / 1:10) detail drawings of the windows to be replaced to indicate the framing detail, material and glazing bar profiles. This is to be submitted to and approved in writing by the Planning Authority and thereafter the works shall be carried out in accordance with the approved details.
C 7.
Prior to the commencement of works, a sample of the roofing slate must be submitted to and approved in writing by the Planning Authority and thereafter the works shall be carried out in accordance with the approved details. The slate is to match the existing in respect of material, colour, texture and size.
C 8.
Prior to the commencement of works, details of the disabled access platform to be installed shall have been submitted to and approved in writing by the Planning Authority and thereafter the installation of the platform shall be carried out in accordance with the approved details.
Decision Made : Approved Committee Meeting Date : 11/14/08
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