PLANNING OFFICER REPORT AND RECOMMENDATIONS

| Application No. : | 13/00461/CON | | --- | --- | | Applicant: | Trustees Of Onchan Parish Hall | | Proposal : | Registered Building Consent for the installation of a sound | | | system, two stage light fittings and a mixer/amplifier and light | | | controller (R B no 118) | | Site Address : | Onchan Parish Hall | | | 136 Royal Avenue | | | Onchan | | | Isle Of Man | | | IM3 1LJ |

Case Officer : Mr S Moore Photo Taken : Site Visit : Expected Decision Level : Officer Delegation

Officer's Report

THE APPLICATION SITE

The application site is the curtilage of Registered Building 118 Onchan Parish Hall, an Arts & Crafts building designed by internationally renowned architect Hugh Mackie Baillie Scott sited on the northern side of Royal Avenue just south east of the junction with Main Road within the Onchan Conservation Area designated in 1990.
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

This application seeks Registered Building Consent for the installation of a sound system, two stage light fittings and a mixer/amplifier and light controller.

PLANNING HISTORY

There have not been many applications on this site and the only following applications are considered relevant:

13/00217/CON: Registered Building consent for the installation of a replacement notice board (In association with 13/00216/D) Registered Building Nos. 118. Application Permitted.

02/01385/GB Planning Approval for the restoration and repair work to chimney stacks. Application Permitted.

PLANNING POLICY

As the Onchan Parish Hall is a Registered Building (RB 118) located within the Onchan Conservation Area designated in 1990 and the application is for internal works only, the relevant planning policies from the Isle of Man Strategic Plan 2007 (20th June 2007) are General Policy 2, Environment Policy 32 and Policy RB/3: General Criteria Applied in Considering Registered Building Applications from Planning Policy Statement 1/01 - Policy and

Guidance Notes for the Conservation of the Historic Environment of the Isle of Man is also considered to be relevant to determining this application.

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." "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."

REPRESENTATIONS

Onchan District Commissioners recommend that the application be approved.
The occupiers of 138 Royal Avenue, Onchan immediately adjacent to the hall, wrote in noting their concerns at 'the volume level of noise from amplifiers'. The go on to note that 'This is a conservation area, and noise is considered a pollutant.' As Planning Approval is not required for the works, this is not a material consideration in this application.

ASSESSMENT

That proposed is the installation of a sound system, two stage light fittings on each wall near to the front of the stage, at the point where the wooden truss meets the wall, which will be located below the existing spotlights and all of the existing spotlights are being retained. In addition, a mixer/amplifier and light controller wall mounted in the Stage-side Store.
The hall was designed in 1898 by notable Arts & Crafts architect, Mackay Hugh Baillie Scott as a hall for the use of the local community. The 'A Tour of Onchan' website notes that; 'In 1895 it was felt that Onchan needed a meeting place, a public hall in which to hold elections or celebrations rather than sliding back the classroom partitions and using Onchan School'. Therefore, the addition of lighting and a sound system is very much in line with that use.
The installation of the sound system, two stage light fittings, mixer/amplifier and light controller is relatively discrete given their location and colour and are readily removed and therefore reversible, at a later date. These proposals are not therefore considered to have a detrimental impact upon the character of the Registered Building and are therefore acceptable.

RECOMMENDATION

Permit.

PARTY STATUS

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.

The occupiers of 138 Royal Avenue, Onchan.

Recommendation

Recommended Decision: Permitted

Date of 08.05.2013

Recommendation:

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval <br> N : Notes attached to conditions <br> R : Reasons for refusal <br> 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 relates to the following information all date stamped 12 April 2013:

A4 1:1,0000 Location Plan A3 Measured Survey Drawing Number 0807C 01 Rev A indicating photo locations 9No. colour prints indicating existing light fittings and location of proposed ParQuad 18 light fittings 2No photos annotated '3 L ParQuad 18 Light' and 2No photos annotated '3 R ParQuad 18 Light', 2No photos annotated '4 Mixer Amplifier + Light Controller to be fixed to wall', 2No photos annotated 'Speaker 1' and a photo annotated '2 Mic Sockets 2'. A Letter dated Thursday, 21 February 2013 containing technical information on the ParQuad 18 A letter dated Wednesday, 19 September 2012 containing technical information relating to the Mixer/Amplifier.

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 : 25/6/13

Determining officer (delete as appropriate)

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