Planning Officer Report Recommendations

Planning Officer Report And Recommendations {{table:466346}} Case Officer: Miss Melissa McKnight Photo Taken: Site Visit: Expected Decision Level: Officer Delegation

Officer's Report

The Application Site

1. The application site is the curtilage of Registered Building 118 Onchan Parish Hall, located on the eastern side of Royal Avenue, Onchan.
2. Onchan Parish Hall is an Arts & Crafts building designed by internationally renowned architect Hugh Mackie Baillie Scott Onchan Parish Hall was placed on the Protected Registered Buildings Register in 1989 by reason of its architectural and historical merit.
3. The surrounding area is characterised by a mix of uses with residential to the south, and retail to the north on Main Road.

The Proposal

1. The current planning application seeks the approval for the replacement of the existing wooden stand alone notice board with a fixed black powder coated lockable case.
2. The new lockable case would be erected to be affixed to the existing wooden posts. The new lockable case would measure 0.7 x 0.9 metres

Planning History

1. The application site has been the subject of one previous planning application that is considered materially relevant to the assessment of this current planning application that was granted planning permission:

PA 02/01385/GB: Restoration and repair work to chimney stacks.

1. The application site is also the subject of one Registered Building Consent, 13/00217/CON, that is in association with this current planning application and has yet to be determined.

Planning Policy

1. In terms of local plan policy, the application site is located within an area designate

as Mixed Use within the Onchan Conservation Area under the Onchan Local Plan 2000 (Map No. 1). There is one policy within the written statement (Planning Circular 1/2000) that accompanies the Onchan local Plan that is considered specifically material to the assessment of planning application:

Policy O/CARB/P/1 states: "Where development is proposed for any building which is identified as within an existing or proposed conservation area or where the building is registered or on the list of buildings which are considered worthy of consideration for possible registration, special attention will be paid to the detail of such a proposal and no development will be permitted where this is detrimental to the character or appearance of the building or, in the case of buildings within an existing or proposed conservation area, the character or appearance of the area as a whole."

1. In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains five 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; I) 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."

General Policy 6 states: "Within our towns and villages, the display of external advertisements will be permitted on the site or building to which they relate provided they:

• (a) are of a high standard of design and materials and relate well to the building and site on which they are to be displayed;

• (b) are in keeping with and do not detract from the surrounding area; and
• (c) are located so as not to cause a highway safety hazard."

General Policy 7 states: "Within our towns and villages, the display of external advertisements on sites or buildings other than those to which they relate will not generally 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."

Environment Policy 37 states: "As a general policy, advertisements within Conservation Areas will be permitted only if; i) the proposal preserves or enhances the Conservation Area; ii) the signage is in a style appropriate to the character of the area; iii) traditional materials and finishes are used and glossy and highly reflective materials are excluded from proposals; and iv) internally illuminated box fascia and projecting box signs are excluded from the proposals.

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. Onchan District Commissioners have no objection 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 historical and architectural merit.
2. The proposed black powder coated lockable case would replace an existing timber dilapidated lockable case. The proposed new case measures slightly smaller than the existing however would be of the same style and colour of the existing.
3. The proposed replacement case is considered to be a significant improvement to the existing and deemed not to deter from the appearance of the building and is not judged to have a detrimental impact on the character and quality of the Conservation Area. Therefore, the proposed replacement case is considered to be an appropriate form of development.

Conservation Officers Supplementary Report

1. That proposed is the replacement of the existing painted timber Notice Board with the installation of a replacement Notice Board in black powder coated metal mounted on the existing legs which are set behind the existing railings.
2. The replacement is of simple design and the same size, colour and location to that that it replaces.
3. The replacement of the existing painted timber Notice Board with the black powder coated metal Notice Board mounted on the existing legs would not detrimentally impact upon the character of the Registered Building and is therefore acceptable.

Recommendation:

1. Overall it is concluded that the planning application is in accordance with the provisions set out in Policy O/CARB/P/1 of the Onchan Local Plan 2000 (Map No. 1) and General Policy 2, Environment Policy 32 and Environment Policy 35 of the Isle of

Man Strategic Plan 2007 and RB/3 and RB/5 of Planning Policy Statement 1/01 - Policy and Guidance Notes for the Conservation of the Historic Environment.

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

Party Status

1. The local authority, Onchan District 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.

Recommendation

Recommended Decision: Permitted

Date of 25.03.2013

Recommendation:

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 for the installation of a replacement notice board relates to Location Plan, A4 sheet detailing the proposed replacement lockable case and three times A5 photographs detailing the exiting notice board all date stamped 18th February 2013.

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 : 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