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Case Officer: Mr Chris Balmer Photo Taken: 10.12.2014 Site Visit: 10.12.2014 Expected Decision Level: Officer Delegation
1.0 THE APPLICATION SITE 1.1 The site represents the residential curtilage of Milntown Mansion, Glen Auldyn, Ramsey, which is a large detached property set within substantial grounds. The site is located on a corner plot with Lezayre Road to the north and Glen Auldyn Road to the west of the site.
2.0 THE PROPOSAL 2.1 This application seeks approval for Registered Building Consent for removal of existing greenhouse and erection of a new greenhouse and butterfly house (RB no 168 in association with 14/01350/GB). 2.2 The submission involves the removal of the fairly modern greenhouse which runs along the northern boundary of the wall garden which has a height of 2.7 metres. The proposal essential involves two distinct parts, the first being a greenhouse which has a slightly larger footprint and height over the existing greenhouse. This new proposal would have a width of 19.2 metres, a death of 5 metres and a ridge height of 3.6 metres. The second aspect of the proposal is located centrally of the new greenhouse, but is linked via a modest glazed walkway which runs in a southerly direction for approximately 2.8 metres where the new butterfly fly house is proposed. This is a hexagon shaped building which has an overall width of 7.7 metres, an overall depth of 7.7 metres and a ridge height of 6.5 metres. 2.3 All proposals would be constructed of soft wood frames infilled with glazing which would sit above a 0.8 metre high dwarf wall which would be finishes in a red brick, potentially reclaimed 'Ballacorey' brick or similar.
3.0 PLANNING HISTORY 3.1 There are a number of previous applications associated with this site, however, only the following are considered to be material in consideration of this application: 3.2 12/01530/CON - Registered Building consent for the conversion of existing garages and store and erection of first floor extension to provide three self-contained tourist units (In association with 12/01529/GB) Registered Building Nos. 168 - APPLICATION PERMITTED
| Application No.: | 14/01351/CON |
| Applicant: | The Milntown Trust |
| Proposal: | Registered Building Consent for removal of existing greenhouse and erection of a new greenhouse and butterfly house (RB no 168 in association with 14/01350/GB) |
| Site Address: | Milntown House Glen Auldyn Ramsey Isle Of Man IM7 2AB |
3.3 12/01529/GB - Conversion of existing garages and store and erection of first floor extension to provide three self-contained tourist units (In association with 12/01530/CON) - APPLICATION PERMITTED
3.4 07/02156/CON - Registered Building Consent for alterations and extensions to existing house to create a restaurant, shop, public access and parking areas, including the demolition of existing lean to conservatory and internal alterations (Registered Building no 168, in association with 07/02155GB) - APPLICATION PERMITTED
3.5 07/02155/GB - Alterations and extensions to existing house to create a restaurant, shop, public access and parking areas including the demolition of existing lean - APPLICATION PERMITTED
4.1 The application site is within an area recognised as being an area of 'Low Density Housing in Parkland', under the Isle of Man Development Plan Order 1982. The site is not within a Conservation Area; but is within an area zoned as High Landscape or Coastal Value and Scenic Significance. The property is also a Registered Building (nr 168).
4.2 Due to the zoning of the site, and the nature of the proposed development, the following Planning Policies are relevant in the consideration of the application:-
4.3 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."
4.4 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; (g) does not affect adversely the amenity of local residents or the character of the locality;
4.5 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."
4.6 Environment Policy 34 states: "In the maintenance, alteration or extensions of pre-1920 buildings, the use of traditional materials will be preferred."
4.7 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 three policies that are considered specifically material to the assessment of this planning application, RB/3: GENERAL CRITERIA APPLIED
IN CONSIDERING REGISTERED BUILDING APPLICATIONS, RB/4: USE and RB/5 ALTERATIONS AND EXTENSIONS which are looked at in the Conservation Officer's Supplementary Report within the assessment of this planning application.
"The issues that are generally relevant to the consideration of all registered building applications are:
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."
giving ready access to the building for all users, without disfiguring destruction of historic fabric."
5.1 Lezayre Parish Commissioners have no objection (received on 15.12.2014).
6.1 The key consideration of the application is whether the proposed works would affect detrimentally the character of Milntown House which is a building of special architectural or historic interest.
6.2 Visiting the site the proposed works would not be apparent from views outside the Milntown Estate. Therefore there are no concerns from public views form outside the estate. However, the property is open to members of the public and the proposed building would also be used by members of the public visiting the estate.
6.3 As indicated previously the proposed works would be within the existing walled garden. Given the height of the garden wall and the height of the proposals, the majority of the works would again not be especially apparent from outside the walled garden, perhaps the exception to this being the upper glazed roof section of the butterfly house, although these would not be significant.
6.4 The proposal will clearly be most visible when viewed within the walled garden and it is this perspective which is the most important consideration. The proposal would replace an existing metal framed green house, which is neither an original feature nor attractive or beneficial to the property. Accordingly, it is considered its removal is beneficial.
6.5 The design, size, finish and position of the proposed greenhouse and butterfly house have been discussed over a number of years with the applicant's and the Department. The greenhouse would incorporate the existing wall garden which is a common feature to similar country estates. The design and finish is considered appropriate and in keeping with the traditional nature of the Milntown Estate.
6.6 Arguably, the butterfly house has the greatest potential impact, being centrally located within the walled garden and its size and height. The erection of the proposal would require the remove of some planting beds, albeit a significant number would remain. No historical and/or important features would need to be removed to accommodate the proposal. In terms of the principle of the butterfly house, such provision can be found at country estates throughout the UK and the proposal would not be an alien feature within the Milntown Estate. Accordingly, the proposal from this respect is considered acceptable. The proposal will also add the growing attractions at the Milntown Estate, which is beneficial to the long term upkeep and use of the property.
6.7 In terms of the visual impact of the proposal upon the special architectural or historic interest of Milntown, the proposals will not be read against each other. This is mainly given the proposals position away from the main property, but especially given the recently constructed two storey building which is located between the original and the main house. However, putting this aspect to one side, the proposal would be still within the context of the Milntown Estate and therefore consideration also needs to be given to its impact to the estate as a whole. Overall, its design, size, form and finishes are all traditional in appearance and would be appropriate for of development on this site and the period of the Milntown Estate. It is also considered the proposal would be beneficial to the Milntown Estate and visitors to the estate.
6.8 In conclusion, the proposals are considered to respect the character of the Registered Building and in doing so, are considered to comply with the relevant planning policies from the Isle of Man Strategic Plan 2007 i.e. Strategic Policy 4, General Policy 2, Environment Policies 32, 33 and 34 and Policies RB/3, RB/4 and RB/5 from Planning Policy Statement 1/01 (Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man).
7.1 Overall, for the reasons given it are considered the proposal would comply with the relevant polices and therefore it is recommended that the application be approved.
8.1 In accordance with Article 6(4) of the Town and Country Planning (Development Procedure)(No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application, Highway Services, and the Local Authority in whose district the land the subject of the application sits.
Recommended Decision: Permitted
Date of Recommendation: 14.01.2015
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
PRIOR to the commencement of any building works, further large scale (1:10) detail drawings are to be produced of the new external doors and windows to indicate the framing detail and glazing bar profiles are be provided for approval by the Department and the works should be carried out in accordance with those approved drawings.
Reason: To ensure the satisfactory preservation of this registered building.
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 : 14/1/15 Determining officer (delete as appropriate)
Signed : ... Chris Balmer Senior Planning Officer
Signed : ... Michael Gallagher Director of Planning and Building Control
Signed : ... Sarah Corlett Senior Planning Officer
Signed : ... Jennifer Chance Head of Development Management
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