Planning Officer Report

Planning Officer Report And Recommendations {{table:409397}} Case Officer: Mr S Moore 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 227 Laxey Working Men’s Institute, a part 2 part 3 Storey building of Gothic form sited on the eastern side of the A2 New Road, Laxey.

1. As background historical information, 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 Men’s Institute was entered onto the Protected Buildings Register in 2005.

1. The surrounding area is characterised by a mix of uses of retail and residential.

Planning History

1. The following applications are considered materially relevant to the assessment of this current application:

12/01627/CON: Registered Building Consent for demolition of existing extension and erection of a two storey extension with parking/access alterations (RB No 227 in association with 12/01626/GB) - Application Permitted

12/01626/GB: Planning Approval for the demolition of existing extension and erection of a two storey extension with parking/access alterations (In association with 12/01627/CON) Application Permitted.

05/01552/GB: Planning Approval for the 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) - Application Permitted.

05/01552/CON: Registered Building consent for 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 05/01 - Application Permitted.

Planning Policy

1. As The Laxey Working Men's Institute is a Registered Building located within the Laxey Conservation Area designated in 1990, the relevant planning policies from the Isle of Man Strategic Plan 2007 are Strategic Policy 4, General Policy 2, Environment Policies 32, 34 and 35 and Policies RB/3, RB/5 and CA/2 Special Planning Considerations 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.

Strategic Policy 4 states: "Proposals for development must:

• (a) Protect or enhance the fabric and setting of Ancient Monuments, Registered Buildings, Conservation Areas, buildings and structures within National Heritage Areas, and sites of archaeological interest;
• (b) protect or enhance the landscape quality and nature conservation value of urban as well as rural areas but especially in respect to development adjacent to Areas of Special Scientific Interest and other designations; and
• (c) not cause or lead unacceptable environmental pollution or disturbance."

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 spaces 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 unacceptable 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; (1) 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."

Environment Policy 34 states: "In the maintenance, alteration or extensions of pre-1920 buildings, the use of traditional materials will be preferred."

Environment 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." "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."

Policy CA/2 - Special Planning Considerations states; "When considering proposals for the possible development of any land or buildings which fall within the conservation area, the impact of such proposals upon the special character of the area, will be a material consideration when assessing the application.

Where a development is proposed for land which, although not within the boundaries of the conservation area, would affect its context or setting, or views into or out of the area; such issues should be given special consideration where the character or appearance of a conservation area may be affected."

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

Representations

1. No representations have been received to this planning application.

The Proposal

1. This application seeks Registered Building Consent for alterations, erection of a two storey extension, creation of parking and vehicular access amendments (In association with 13/90986/GB) Registered Building No. 227.
2. The proposed two storey extension would project 7.4 metres from the rear elevation and have a width of 6.8 metres. The maximum height of the proposed extension to eaves would measure approximately 5.9 metres and 8.69 to the ridge.
3. The proposed extension would be finished in a painted 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.

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 an important part in the local community.

1. The existing building is painted render with steeply pitched roofs in dark natural slate. The longitudinal elevation, prominent from Glen Road, is horizontally divided by twin render bands at the junction of the ground and first floors. The longitudinal elevation is 'bookended' by steeply pitched gables with floor to ceiling Gothic windows with Gothic pointed arched heads have matching 'Hood moulds' over.
2. The existing single storey flat roof structure at the rear of the building overlooks Church Road and the glen and is not considered to be in keeping with the architectural merit of the remainder of the Registered Building given its form, design, proportion and general appearance.
3. 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. An aspect of that approval was 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. The works to the two storey extension were not undertaken as part of the renovation works.
4. Applications 12/01626/GB and 12/01627/CON sought and were granted approval for the demolition of the flat extension and the erection of a two storey extension with parking/access. These applications, the subject of this report, make amendments to those previously approved proposals.
5. The proposed extension, replaces the existing extension on the rear gable of the building. It utilises similar forms in plan shape and roof pitch and a material palette of painted render walls and dark natural slate covered roofs and painted timber windows. The ridge and eaves are set slightly lower than the main building offering a subservience that aids in respecting the Registered main building. As a result of this, the proposed extension is considered to respect the Registered Building and Conservation Area within which it is located, in terms of scale, form and detailed design and is therefore judged to be an acceptable form of development.
6. 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.
7. In conclusion; the works are considered to respect the character of the Registered Building and the Conservation Area within which it is located and in doing so, comply with the relevant planning policies from the Isle of Man Strategic Plan 2007 are Strategic Policy 4, General Policy 2, Environment Policies 32, 34 and 35 and Policies RB/3, RB/5 and CA/2 Special Planning Considerations from Planning Policy Statement 1/01 (Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man).

RECOMMENDATION

1. Permit.

PARTY STATUS

1. No Party Status can be afforded in this instance as no representations to the planning application have been received.

Recommendation

Recommended Decision: Permitted

Date of 30.08.2013 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 relates to the following information all date stamped 19 Aug 2013:

Drawing Number PTA-115-01 Location and Site Plan As Existing Drawing Number PTA-115-02 Floor plans and elevations As Existing Drawing Number PTA-115-03 Section A, B & C As Existing Drawing Number PTA-115-12 Location and Site Plan As Proposed Drawing Number PTA-115-105 Lower Ground floor plan & section BB As Proposed Drawing Number PTA-115-106 First Floor Plan, elevations & section As Proposed

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 : 28 October 2013

Determining officer (delete as appropriate)

Signed : Signed : ______________________________ Anthony Holmes Sarah Corlett Senior Planning Officer Senior Planning Officer

Signed : Signed : ______________________________ 25 October 2013 13/00987/CON Page 6 of 7

Michael Gallagher Director of Planning and Building Control

Jennifer Chance Development Control Manager