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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 18/00273/B Applicant : Paul Chase Proposal : Rendering the front elevation of property Site Address : 4 Switzerland Terrace Douglas Isle of Man IM2 4NQ

Principal Planner: Mr Chris Balmer Photo Taken : 14.06.2018 Site Visit : 14.06.2018 Expected Decision Level : Planning Committee

Recommendation

Recommended Decision:

Refused Date of Recommendation: 18.06.2018 __

Reasons for Refusal

R : Reasons for Refusal O : Notes attached to reasons

R 1. The rendering of the property would result in the loss of decorative brickwork and horizontal brick detailing below first floor window cill level which would have a detrimental impact upon the character and quality of the Conservation Area and the Terrace itself and therefore would neither preserve or enhance the Conservation Area contrary to Environmental Policy 35 of the Isle of Man Strategic Plan 2016.

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Interested Person Status - Additional Persons

It is recommended that the following persons should be given Interested Person Status as they are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 6(4):

The IOM Victorian Society __

Officer’s Report

THE PLANNING APPLICATION IS BEFORE THE PLANNING COMMITTEE AT THE REQUEST OF THE HEAD OF DEVELOPMENT CONTROL MANAGER

1.0 THE SITE 1.1 The application site is the residential curtilage of 4 Switzerland Terrace, Douglas which is a two storey mid-terraced property located on the north-western side of Switzerland Terrace. The front elevation of the property overlooks the rear elevation of properties on Douglas Promenade whilst the rear elevation overlooks a steep rock face.

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2.0 THE PROPOSAL 2.1 The application seeks approval for the rendering the front elevation of property. Currently the property is made up mainly of red brick with yellow bricks in parts making various patterns. The property is one of two properties still in its original form, with the remaining five properties (total of seven properties within terrace) having painted their brickwork in the past (planning permission not required). Accordingly, the current terrace character appears more of a row of render painted properties rather than their original brick work finish.

2.2 The applicants have indicated the works are necessary after taking advice from a Chartered Surveyor who has identified that the brickwork has failed and does not prevent water ingress into the house, which is evident by the submitted photographs.

3.0 PLANNING STATUS AND POLICY 3.1 In terms of local plan policy, the application site is predominately residential under the Douglas Local Plan Order 1998 Map No. 2 (South). The application site just falls within the Promenade Conservation Area, being on the boundary.

3.2 The IOM Strategic Plan contains the following policies which are relevant in the determination of this application:

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

3.4 Environment Policy 35 states: "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."

3.5 Environment Policy 39 states: "The general presumption will be in favour of retaining buildings which make a positive contribution to the character or appearance of the Conservation Area."

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

"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."

4.0 PLANNING HISTORY 4.1 There are no previous planning applications been submitted for this property.

5.0 REPRESENTATIONS 5.1 Douglas Borough Council do not oppose (received on 03.05.2018).

5.2 Highway Services comment (received on 12.04.2018): "The proposal is for maintenance purposes for the dwelling, which is set back from the highway, and therefore should not create any new highway issues.

Highway Services does not oppose the application."

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5.3 The IOM Victorian Society has submitted comments (08.04.18) that the terrace was built by great entrepreneurial builder Alex Gill between 1886 and 1889. They were built in brick and Gill built other properties on the IOM. There are just two properties in this terrace (adjoin each other) what still have their original poly-chrome brickwork finish. There is no indication that the adjoining owner intends to render their property which would mean that these proposal will affect the balance of the next doors front elevation. We would have thought a written report by a professional outlining the alternative methods of treatment and coming to a conclusion be submitted with the application.

6.0 REGISTERED BUILDINGS OFFICER COMMENTS 6.1 The application site is located within the Douglas Promenades conservation area. The Victorian Society has stated that the terrace was built by the builder Alex Gill between 1886 and 1889 which I have no reason to dispute.

6.2 The property forms part of a terrace of 6 houses, one of the houses at the end of the terrace has previously been rendered, three have been painted; the application site and adjacent property have not and retain their unaltered polychromatic brickwork. The predominant facing material upon the island is render; however there is some use of polychromatic brickwork within Douglas and the use of it on this terrace and its survival on this property unaltered is what gives the character to this group of buildings, whilst three have been painted, this is a matter which is reversible as paint can be removed relatively easily from the exterior of buildings. I do not consider that one of the properties being rendered should set the precedent to permit the permanent loss of the original character and detail of this terrace which contributes to the appearance and character of the group and the conservation area.

6.3 The rendering of this property will see the loss of its character, a relatively uncommon detail upon the island. The proposals neither preserve nor enhance the character or appearance of the conservation area and should be refused on heritage grounds in accordance with the Act and above policies

7.0 ASSESSMENT 7.1 The main issue to be considered in the assessment of this application is the impact of the proposed development upon the character and appearance of the Conservation Area and the individual property.

7.2 The Department has a duty to determine whether such proposals are in keeping with not only the individual building, but the special character and quality of the area as a whole. With this in mind it is very relevant to consider Environment Policy 35 of the Isle of Man Strategic Plan (adopted 2016). This policy indicates that development within Conservation Areas will only be permitted if they 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.

7.3 In this case it is clear that the proposal fails to either preserve or enhance the Conservation Area due to the loss of the decorative brickwork and horizontal brick detailing below first floor window cill level, contrary to Environmental Policy 35 of the Isle of Man Strategic Plan 2016.

7.4 The applicants have explained the need for the works which are understandable, but the level of information submitted does not adequately demonstrate what other options where considered, and why was the option of rendering considered the only option.

7.5 While it is accepted the terrace is not a feature when viewed from the Promenade, they are from Switzerland Road which runs from the Queens' Promenade, past the site, to Victoria Road; albeit restrictions prevent vehicles travelling the full extent. However, the road is used

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for vehicular access to the properties in the area (including application site) and also by members of the public who use the route for pedestrian access from Victoria Road to the Promenade. Accordingly, while the site is not seen as part of the Promenade area, the terrace does add to the quality and character of Switzerland Road.

8.0 CONCLUSION 8.1 Overall, it is considered the proposal would neither preserve or enhance the preserve the character and quality of the Conservation Area and therefore contravene with Environment Policy 35 of the Isle of Man Strategic Plan 2016.

9.0 INTERESTED PERSON STATUS 9.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 (Article 6(4), the following persons are automatically interested persons: (a) The applicant, or if there is one, the applicant's agent; (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested; (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material (d) Highway Services Division of Department of Infrastructure and (e) The local authority in whose district the land the subject of the application is situated.

9.2 The decision maker must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed in Article 6(4) who should be given Interested Person Status. __

I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the appropriate delegated authority.

Decision Made : Refused Committee Meeting Date: 16.07.2018

Signed : Mr C Balmer Presenting Officer

Further to the decision of the Committee an additional report/condition reason was required.

YES/NO See below

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