DEC Officers Report

Case Officer: Mr Trevor Wilson Photo Taken: Site Visit: Expected Decision Level: Officer Delegation

Officer's Report

The Application Site

1. The application site is the residential curtilage of Flat 1, 4 Harris Terrace, Douglas, Registered Building (RB210) sited within the Windsor Road Conservation Area designated in 2003. The property in question is an early Victorian town house later converted to flats in the mid 1980's. The property comprises of three floors, the front elevation being characterised by its lack of garden and boundary wall which sets it aside from the other registered buildings in the terrace. Additionally, the front elevation no longer retains its original six over six timber sliding sashes having been replaced with a mixture of top and side hung Upvc casements. Immediately adjacent to the site is a modern (1980's) commercial outlet.

1. Harris terrace is a noted registered terrace though not readily viewed by the passing public set back as it is off Kingswood Grove.

The Proposal

1. This application seeks approval for the removal of the existing, though not original, coal fireplace and surround.

Planning History

1. The following applications are considered relevant:

Planning Case History for Flat 1 4 Harris Terrace Douglas Isle Of Man IM1 3LZ

{{table:55933}} {{table:55934}}

Case Number :	85/01071/B
Proposal :	Alterations and additions to provide bedsitter at ground floor level and garage.
Status :	Permitted

Planning Policy

1. As number 4 Harris Terrace is a Registered Building located within the Windsor Road Conservation Area designated in 2003, the relevant planning policies from the Isle of Man Strategic Plan 2007 are Strategic Policy 4, General Policy 2, Environment Policies 32 and 34 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.

Planning Policy 98

"Category a) REGISTERED BUILDINGS"

Reasons for Policy: Registered Buildings are those buildings which are judged to be of special architectural or historic interest and which are already entered into the Protected Buildings register. Because of their special status, these buildings merit particular care and any work carried out by way of repair or alteration requires Registered Building Consent.

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."

"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."

Representations

1. No Representations recorded.

Assessment

1. The application seeks to remove the existing cast iron fireplace and wooden surround currently located in the front ground floor flat to 4 Harris Terrace. During the mid to late 1980's 4 Harris Terrace underwent substantial alterations to its ground floor interior in the form of a flat/bedsit conversion in conjunction with other works which collectively could be considered as unfavourable given its later collective registered building status.

Having inspected the property in question and assessed the changes that have taken place, including the open fireplace in question, it is Building Conservation's opinion that the said fireplace is not original to the property and as such does not significantly contribute to the buildings registered status. Additionally, given the cumulative alterations that have taken throughout the ground floor to date, taken in consideration with the proposal to remove the existing open fire, Building Conservation do not have any objection to the removal of the non-authentic fireplace and surround.

Recommendation

1. Approval

Party Status

1. Douglas Borough Corporation

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 28.05.2014

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 works hereby granted registered building consent shall be begun before the expiration of four years from the date of this consent.

Reason: To comply with paragraph 2(2)(a) of schedule 3 of the Town and Country Planning Act 1999 and to avoid the accumulation of unimplemented registered building consents.

This approval relates to the drawings all date stamped 26th Match, 2014;

Department of Infrastructure Location Plan. Ground floor layout plan. Attached photographs.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer.

Decision Made : Permitted Date : 3/6/14

Determining officer (delete as appropriate)

Signed : _________________________ Chris Balmer Senior Planning Officer

Signed : _________________________ Michael Gallagher Director of Planning and Building Control

Signed : _________________________ Jennifer Chance Head of Development Management