Officer Planning Report

Application No.:	11/01577/GB
Applicant:	Mr Roy Proctor
Proposal:	Erection of a garage and utility extension to replace existing (In association with 11/01578/CON)
Site Address:	Ballaradcliffe House
Kiondroghad Road
Andreas
Isle Of Man
IM7 3EL

Officer's Report

The Site

1. The site is the curtilage of Ballaradcliffe, a Registered Building (RB247) which sits on the western edge of Andreas village. As originally defined, the site is very long and includes both the curtilage of the dwelling and agricultural land to the south. However, this has been amended to include only the residential curtilage which extends 70m from the highway to the north. The dwelling is a detached two storey hipped roof house with two tall chimneys on each gable. The property has a small basement at the western side and a long single storey garage and store to the front on the western side.

1. The main core of the building is set back from the A19 to the north by 27m with the existing garage projecting 13m from the frontage towards the road.

The Proposal

1. Proposed is the extension to the dwelling on both sides and the replacement of the existing garage and store with a new hipped roof garage. The garage will be 3.6m wider than the existing structure and the same length and 2.1m taller. The side extensions are to be 5m wide and almost 8m long with hipped roofs. The existing chimneys will be absorbed into the new roofing but projecting from them.

1. Also proposed is a full height annex in the centre of the rear elevation with two sections of glazing, one on top of the other with the higher section having a rounded head and open central pane surrounded by smaller square lights.

1. The side extensions have approval under PA 11/0700 along with the full height rear annex so effectively what is proposed which does not already have approval is the replacement of the projecting garage. Despite the building being Registered and as such, the building being of acknowledged importance, no details of proposed finishes have been annotated on the drawings.

Planning Policy

1. The dwelling lies within an area of Existing Predominantly Residential on the Town and Country Planning (Development Plan) Order 1982. The land to the south of the dwelling and outwith the residential curtilage is designated as Woodland although the trees on site are at the boundary of the field and not within it.

1. As such, General Policy 2 is applicable in this case:

Case Officer :	Miss S E Corlett
Photo Taken :
Site Visit :
Expected Decision Level :	Officer Delegation

"Development which is in accordance with the land use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:

b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the space around them; c) does not affect adversely the character of the surrounding landscape or townscape; g) does not affect adversely the amenity of local residents or the character of the locality; h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; i) does not have an adverse effect on road safety or traffic flows on the local highways; j) can be provided with all necessary services; m) takes account of community and personal safety and security in the design of buildings and the spaces around them."

1. Also, as the application relates to a Registered Building, Environment Policy 32 is applicable which 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."

1. Planning Policy Statement 1/01 - Conservation of the Historic Environment of the Isle of Man contains Policy RB/5 states "There will be a general presumption against alteration of extension of registered buildings, except where a convincing case can be made, against the criteria set out in this section, for such proposals."

Planning History

1. Planning permission has been sought for the following developments:

PA 11/00701/CON - Registered Building Consent for alterations and extensions to dwelling (RB no 247 in association with 11/00700/GB) Status - Permitted PA - 11/00700/GB - Alterations and extensions to dwelling (In association with 11/00701/CON) Status - Permitted

PA 08/01824/CON - Registered Building Consent for alterations and extensions to provide additional living accommodation (Registered Building no 247 in association with 08/01823GB)

Status - Permitted PA 08/01823/GB - Alterations and extensions to provide additional living accommodation (In association with 08/01824CON) Status - Permitted

PA 05/01835/A - Approval in principle to demolish existing house and develop site for two dwellings with garages (Re submission to PA 04/00210)

Status : refused PA 04/00210/A - Approval in principle for the erection three detached two storey dwellings with garages to replace existing dwelling Status: refused

Representations

1. Andreas Parish Commissioners indicate that they do not oppose the application.

1. The Isle of Man Water and Sewerage Authority request that a condition be imposed to require that there is no surface water discharged to the main foul sewer. The application states that the surface water will be discharged to a soakaway and as such the recommended condition is not required.

1. A resident of Douglas queries the accuracy of the red line (now corrected) and refers to Environment Policy 1 which relates to development in the countryside. As the development is within an area designated as Residential it is difficult to see how this policy is relevant in this case.

Assessment

1. The replacement garage will be larger in area and in height than the existing garage/store which is not an attractive or original part of the building. Replacing this with something larger will detract further from the character and appearance of the property and as such the proposal will not comply with the policies in respect of Registered Buildings which seek to preserve or enhance the building: the proposed garage will do neither. The existing garage should ideally be removed and any new garaging be placed separate from the dwelling.

1. The extensions do not represent overdevelopment nor will they have any adverse impact on traffic flows, highway safety or the amenities of those in neighbouring property. As such, the proposal is considered to comply with GP2c), g), h), i), j) and m).

1. However, the proposal therefore will conflict with Environment Policy 32 and the provisions of Planning Policy Statement 1/01 and as such, General Policy 2c and is recommended for refusal.

1. If the application is permitted, it is recommended that the following conditions are applied:

i) The development hereby permitted shall commence before the expiration of four years from the date of this notice. ii) This permission relates to the alterations and extensions shown in drawings 02 P1 and 03 P1 both received on 10th November, 2011 and 01 P2 received on 29th November, 2011. iii) The finishes of any new built fabric must match that of the existing building to be retained.

Conservation Officer'S Supplementary Report:

As Ballaradcliffe is a Registered Building (RB 247) the content of this application has been considered with particular regard to POLICY RB/5 ALTERATIONS AND EXTENSIONS and RB/3: GENERAL CRITERIA APPLIED IN CONSIDERING REGISTERED BUILDING APPLICATIONS as set out within Planning Policy Statement 1/01- Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man and Environment Policies 32 of the Isle of Man Strategic Plan (20th June 2007).

"Planning Policy Statement 1/01 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:

• 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;
• 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;
• 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)."

"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 affect upon the building's special interest as a result of several minor works which may individually seem of little consequence."

That proposed is the demolition of the former single storey brick outbuildings and their replacement with a modern double garage.

In considering any application for alteration or extension to a Registered Building, it is necessary to consider the impact of those changes on the character on the Registered Building i.e. whether the alterations preserve, or enhance the character of the Registered Building.

In addition, and given the previous applications for extension and alteration, the final paragraph of Policy RB/5 is pertinent:

"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."

Whilst not part of the Registration, these existing outbuildings are attached to the Registered dwelling and therefore play a part in the setting of the Registered Building. In addition, the application does not include any justification for this demolition.

The proposed Garage Block is roughly the same size as the historic (and Registered) core of the house and is a considerable increase in size over the outbuildings it seeks to replace. The size, location and mass of the proposed and the cumulative effect of these proposals in addition to those extensions previously approved, further obscure the historic and Registered part of the building and cannot therefore be considered to either preserve or enhance the character of that Registered Building.

Recommend refusal of this application.

Party Status

1. The local authority is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status.

1. The Isle of Man Water and Sewerage Authority is a statutory authority and as such should be afforded party status in this case.

1. The resident of Douglas is not directly affected by the proposal and should not be afforded party status in this case.

Recommendation

Recommended Decision: Refused Date of Recommendation: 30.12.2011

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

• : Notes attached to refusals

R 1. The replacement garage will be larger in area and in height than the existing garage/store which is not an attractive or original part of the building. Replacing this with something larger will detract further from the character and appearance of the property and as such the proposal will not comply with the policies in respect of Registered Buildings which seek to preserve or enhance the building: the proposed garage will do neither. The proposal is therefore contrary to the provisions of Environment Policy 32, Planning Policy Statement 1/01 and General Policy 2c.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.

Decision Made : Refused Date : 31 January 2012

Determining officer (delete as appropriate)

Signed : ... Anthony Holmes Senior Planning Officer

Signed : ... Michael Gallagher Director of Planning and Building Control

Signed : ... Sarah Corlett Senior Planning Officer

Signed : ... Jennifer Chance Development Control Manager