Planning Officer Report

Planning Officer Report And Recommendations {{table:309773}}

Officer's Report

The Application Site

1. The application site is the curtilage of Registered Building 227 Laxey Working Mens Institute, a part 2 part 3 Storey building of Gothic form sited on the eastern side of the A2 New Road, Laxey.
2. The Laxey Working Men's Institute was built in 1876 by members of the mining community, and in the newspapers of the day, its purpose was described as to "educate the miners and free their minds from the slavery of ignorance". In June 1876 the land was purchased from Captain Richard Rowe on which to build dedicated premises and on 3rd September 1876 the foundation stone was laid by Allured Dumbell then High Bailiff of Ramsey to a design by J Cowle of Douglas. On the 4th May 1877 George Dumbell, Chairman of the mining Company and MHK performed the opening ceremony. In the early years the institute was very successful; with Laxey being a mining town there was no shortage of suitable members. The hall was also used for a multitude of community functions including meetings of various clubs and societies, concerts and civic events. It was also used as a cinema in the 1920's. The Laxey Working Mens Institute became registered in 2005.

The Proposal

1. The current planning application seeks the approval for the demolition of the existing single storey extension at the rear of the building and the erection of a two storey extension with parking and access alterations.
2. The proposed two storey extension would project 7.4 metres from the rear elevation and have a width of 7 metres. The maximum height of the proposed extension would measure approximately 9.5 metres.
3. The proposed extension would be finished in a sand cement render to match the existing with a slate roof and timber framed double glazed windows.
4. The final element of the proposal is the removal of the two rear walls in order to create additional parking. This element also includes the removal of an existing

sycamore tree.

Planning History

1. The application site has been the subject of two previous planning applications that were granted planning permission and are considered materially relevant to the assessment of this current planning application:

PA 05/01552/GB: 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 05/01552CON).

PA 02/02402/B: Removal of two chimney stacks.

1. The application site has also been the subject of one previous Registered Building Consent and is also subject to one current Registered Building Consent, both of which are considered materially relevant to the assessment of this current planning application:

12/01626/GB: Demolition of existing extension and erection of a two storey extension with parking/access alterations (In association with 12/01627/CON)

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)

Planning Policy

1. In terms of local plan policy, the application site is within an area designated as Mixed Use within Laxey's Conservation Area under the Laxey and Lonan Area Plan Order 2005 Map No. 1. There is one policy within the written statement that accompanies the local plan, that is considered specifically relevant to the assessment of this current planning application:

Policy L/CRB/PR/4 states:

"Where an are is designated as Conservation Area, special attention must be paid during consideration of all planing applications within the area, to the desireability of preserving or enhancing its character or appearance in accordance with the Town and Country Planning Act 1991 (12.(4)."

1. In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains three policies that are considered specifically relevant 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:

a) is in accordance with the design brief in the Area Plan where there is such a brief;

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;

d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; e) does not affect adversely public views of the sea; f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; 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; k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and n) is designed having due regard to best practice in reducing energy consumption."

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."

Environmental 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."

1. Planning Policy Statement 1/01 – Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man sets down the policies in relation to the conservation of the built environment of the Isle of Man, including policy for the identification and protection of historic buildings, conservation areas and other elements of the environment. This policy statement contains two policies that are considered specifically material to the assessment of this planning application:

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:-

• 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 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 building buildings are the subject of successive applications for alteration or extension, consideration will also be given to the cumulative affect upon the buildings special interest as a result of several minor works which may individually seem of little consequence."

Representations

1. Laxey Village Commissioners have no objections to the current planning application.

1. The Department of Infrastructure Highways Division have no objections to the current planning application.

Assessment

1. In judging the effect of any proposed alteration to a Registered Building, it is essential to have assessed the elements that make up the special interest of the building in question and what contributes to the registration of the building. In this instance the application site building has significant architectural interest, landmark quality, group value and plays a important part in the community.

1. The application site building has been subject to a number of alterations over the years from 2002 as the condition of the building had deteriorated and there were concerns that the building was becoming unsafe with the possibility of it having to be demolished. In 2007 work started on a new roof, render, windows and floors. Also involved was watertighting the building and installing new electrics, heating, toilets, furniture, floor coverings, decoration and sound and lighting equipment. It was in 2011 when the building was reopened acting as a village hall as well as a community arts centre.

1. A previous planning application was submitted in 2005 for a similar proposal which was granted planning permission. This current planning application is to update the previous planning application as the approval is now out of date.

1. The proposal will remove an existing single storey flat roof structure at the rear of the

building given its form, design, proportion and general appearance. The proposed extension would create a pitched roof two storey extension leading from the existing east elevation gable end.

1. The proposed extension is deemed to respect the Registered Building in terms of siting, layout, scale, form, design and landscaping of buildings and the space around and incorporates the detailing that is existing. Overall, the proposed extension will replace an existing detrimental element of the building along with complimenting the merit of the building and therefore the proposed development is judged to be an acceptable form of development.

1. The removal of the rear walling to create additional parking at the rear of the building given that from images, the wall does not appear to be the original walling. The removal of an existing sycamore tree is not considered to impact upon the appearance of the Conservation as the area is characterised by a large belt of trees at present and the removal of one would not significantly harm the appearance of the area.

Conservation Officers Supplementary Report

1. Recently, in 2010/11 The Laxey Working Men’s Institute underwent a major renovation that brought the building back from the point at which the building could reasonably be repaired. As part of the discussion and planning for the works, application 05/01552/CON for alterations to form an auditorium on ground floor and offices on lower ground floor was approved in November 2005. As part of that application approval was given for the 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. This application is essentially to update the previous approval.

1. That proposed utilises the architectural details of the main body of the building in terms of material finishes and window formats and is subservient to the main building. In doing so, it is entirely appropriate and therefore acceptable.

1. In conclusion, the proposals are considered to comply with the provisions of Policy L/CRB/PR/4 of the Laxey and Lonan Area Plan 2005 and General Policy 2, Environment Policies 32 and 35 of the Isle of Man Strategic Plan 2007, together with policies RB/3: General Criteria Applied in Considering Registered Building Applications and RB/5: Alterations and Extensions from Planning Policy Statement 1/01 (Conservation of the Historic Environment) and are therefore acceptable.

Recommendation:

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

Party Status

1. The local authority, Laxey Village Commissioners, is 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. The Highways Division is part of the Department of Infrastructure of which the planning authority is also part. As such, the Highways Division should not be afforded separate party status.

Recommendation

Conditions and Notes for Approval / Reasons and Notes for Refusal

C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: 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 for the demolition of existing extension and erection of a two storey extension with parking and access alterations relates to DRG No LWM/20/1 (A), LWM/20/2 and 2 x A4 sheets of photographs detailing the existing application site all date stamped 10th September 2012.

C 3. All opening windows in the new two storey extension are to be painted timber sliding sash in a format to match those of the existing building in all aspects of opening method, frame material and detailing.

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: 21/11/13

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