Planning Officer Report

Application No.:	12/00156/GB
Applicant:	The Milntown Trust
Proposal:	Creation of two doorways from two existing windows (In association with 12/00157/CON)
Site Address:	Milntown Mansion
Milntown
Glen Auldyn
Ramsey
Isle Of Man
IM7 2AB

Officer's Report

The Application Site

1. The application site is the curtilage of a large detached Registered Building and the land adjoining it in Glen Auldyn, Lezayre. The application site is located between Ramsey golf course and Glen Auldyn Road, on Ramsey's western urban-rural fringe. The property has multi-uses including retail and food and drink, but the building and its associated garden's historic legacy is open to the public for viewing purposes.

1. In general, the property predominantly has a two storey height with pitched slate roofing. The exterior of the property is painted white with a smooth rendered finish. Grand chimney stacks rise approximately 2 metres above the roof pitches on each segment of the property, which are also smooth rendered and painted white.

1. More specifically, the rear courtyard area, in which the proposed works are to be carried-out, is finished in a concrete hard-standing. The south and east boundaries of the courtyard area are made up of two storey high wings of the main house. The wing forming the south of the courtyard has six rectangular shaped Georgian windows on each floor whilst the other wing has 4 broader rectangular windows on the first floor level and 3 at ground floor level as a single storey porch protrudes from the exterior wall. A single storey height double garage forms the western boundary of the courtyard whilst a single storey outbuilding with a slate lean-to roof forms the northern boundary of the courtyard. All walls within the courtyard maintain a smooth render, white painted finish. All windows and doors are constructed from timber and painted green, with the exception of the garage door which is constructed from Aluminium and painted white to match walling.

The Proposal

1. Proposed is the conversion of two windows into two doorways (in association with 12/00157/CON). The windows exist on a northern elevation towards the rear of the property, which is enclosed in courtyard.

Case Officer:	Mr Jamie Leadbeater
Photo Taken:	21.02.2012
Site Visit:	21.02.2012
Expected Decision Level:	Officer Delegation

1. The proposal will entail the removal of the existing timber framed, Georgian style, sliding-sash windows, and supporting walling below window, to create two doorways. Timber constructed doors with top-half Georgian style glazing pattern to be installed within door frames. Each door will be painted a dark green to match the existing colour of window frames.

Planning History

1. The application site has been the subject of one previous planning application that is considered specifically material to the assessment of this current planning application:

07/02155/GB - Alterations and extensions to existing house to create a restaurant, shop, public access and parking areas including the demolition of existing lean to conservatory (In association with 07/02156CON) – Approved.

Planning Policy

1. In terms of land use designation under the Isle of Man Planning Scheme (Development Plan) Provisional Order 1982 the application site falls under the following designations:

• Existing Low Density Housing in parkland;
• Area of High Landscape or Coastal Value and Scenic Significance.

1. The origins of the Milntown Mansion date back to the early 15th Century and subsequently was placed on the Listed Buildings Register in May 1997. The building is number 168 on the register.

1. The Isle of Man Strategic Plan 2007 contains three policies that are considered specifically material to the assessment of this current planning application. General Policy 2 states:

"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 spaces 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".

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".

Environment Policy 34 states:

"In the maintenance, alteration or extension of pre-1920 buildings, the use of traditional materials will be preferred".

1. Planning Policy Statement 1/01 'Conservation of the Historic Environment' contains the following relevant policies:

Policy RB/3 - General Criteria Applied in Considering Registered Building Applications, states:

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).

Policy RB/5- Alterations and Extensions, 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 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."

REPRESENTATIONS

1. Lezayre Parish Commissioners – no response yet.

ASSESSMENT

1. The proposal is considered to be modest in scale and is sited on part of the building that is not readily visible to the public.

1. The design of the proposed replacement doors attempt to replicate the existing Georgian glazing bar pattern that the existing windows have, whilst the timber material used in the doors will be painted green, which is considered to further enhance the existing character of the building.

As Milntown Mansion is a Registered Building (RB 168) 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).

"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."

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

That proposed is further works to the ancillary wing to the mansion previously converted to a shop, preparation room and kitchen under the previous application 07/02155/GB for the erection of an extension housing the restaurant. These proposals seek to remove two existing windows, to be replaced by new access doors forming access, particularly in the case of fire, from the Courtyard to the Shop and Preparation Room.

It is interesting to note that the proposal to replace the window with a door to the Shop in many ways reverses a previous alteration as this opening was originally a door that was in-filled with a window as can be evidenced by the lack of the splayed reveals evident to the remainder of the windows on plan.

In conclusion, the alterations are not considered to have a detrimental impact upon the character of the Registered Building and are therefore acceptable.

1. Overall, taking into account the Conservation Officer's report, it is not considered the proposal is considered to have a significant adverse impact on the character of the building and is therefore considered acceptable. As, such the proposal is considered to comply with all relevant policies stated above.

Recommendation

1. It is recommended that the planning application be approved.

Party Status

1. It is considered that the following parties that made representations to the planning application should be afforded interested party status:

The local authority, Lezayre Parish Commissioners are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered “interested persons” and as such should be afforded party status.

1. It is considered that the following parties that made representations to the planning application should not be afforded interested party status:

The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 12.03.2012

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

C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

C 2. This approval relates to the creation of two doorways from existing windows on the rear north-facing side elevation, shown in drawing no. SM12/272/1, received on 2 February 2012.

C 3. PRIOR to the commencement of any building works, further large scale (1:10) detail drawings are to be produced of the doors to indicate the framing detail, material and glazing bar profiles are be provided for approval by the Planning Authority, and the works shall be carried out in accordance with the approved details. Shall be submitted to a approved in writing.

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 : Permitted Date : 19/3/12

Determining officer (delete as appropriate)

Signed : _________________________ Anthony Holmes Senior Planning Officer

Signed : _________________________ Michael Gallagher Director of Planning and Building Control

Signed : _________________________ Jennifer Chance Development Control Manager