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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 15/00119/CON Applicant : Manx National Youth Band Proposal : Registered Building Consent for alterations and repairs to building including associated works within curtilage of premises (RB no 244 in association with PA 15/00118/GB) Site Address : Jim Crosbie Memorial Bandroom Derby Road Douglas Isle Of Man IM2 3EN

Case Officer : Miss Jennifer Chance Photo Taken :

Site Visit :

Expected Decision Level :

Officer Delegation

Officer’s Report

Site The application site is a Registered Building known by a variety of names including Methodist Chapel, Red Cross House and now Jim Crosbie Memorial Bandroom. It is situated in the upper Douglas Woodbourne Road Conservation Area. The church was opening in 1890 with the intention of bringing together dispersed elements of the Methodist church and catering for holiday makers. The building is registered for its architectural interest and aesthetic quality, noting that the architectural style was unique in island terms, and it complemented the near by school; for its historic religious interest, because it is a prominent feature in the locality and as it is one of a small number of buildings that are representative of the use of polychromatic brickwork in addition to the use of terra-cotta detailings and Ruabon brick.

The proposal Proposed is: o re-covering of the main and transept roofs involving removal of the existing slates and battens, repairing any damaged or rotten roof rafters, introduction of breathable membrane and re-covering with new Welsh blue slates of the same size as the originals. o Ridge tiles are to be replaces with similar socketed ridge tiles bedded on mortar. o Valley lay boards and flashings with be replaced. o Verge slabs will be checked and re-set if necessary. o Chimney stack to be re-pointed and pots capped with ventilated clay covers. o The east transept gable is currently leaning. The gable is to be dismantled to the point where the lean begins and carefully rebuilt using the same materials and in the same brickwork pattern. o Rainwater goods are to be replaced using black PCV cutters and downpipes. o Drainage pit is to be removed. o Boundary wall to be repaired by re-setting bricks and copings and the capitals on the entrance gate pillars. o Handrails to be provided for safety reasons. These are to be simple vertical bars. o Concrete steps to be repaired as existing. o Hardstanding, parking spaces and footpaths are to be repaired and resurfaced in bitumen macadam.

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o Entrance and fire exit doors to be replaced with similar timber doors. o Stonework tracery to be repaired with stainless steel ties and profiles built up using approved repair mortar of similar colour and texture to the existing stone. Where replacement of sections is necessary, cut sandstone of similar colour to original shall be used, or approved reconstituted stone. o The plain glazed lower panels of windows to be replaced with an approved design of decorative stained glass window in galvanised steel frames. The glazing design to be in keeping with the original window style and period. Temporary covers to be employed before and during works. o Sandstone door heads and sills to be repaired using mortar where appropriate, original sandstone or reconstituted stone. o Removal of boarding to gitty and replacement with gate.

Planning History Approval was granted for additional office and entrance lobby in 1988. Whilst the lobby was constructed, it is not clear where the office is in today's layout. The remainder of the building appears to be original. Approval was refused to install PVC windows in 1998. In 2006 an application was received to demolish the building and to replace it with a development of flats. This was refused. In 2010 RB consent and planning approval was granted for internal alterations to allow for a community facility on the ground floor and officers or community facility on the first floor.

Development Plan policies Within the adopted Isle of Man Strategic Plan 2007, the following policies are considered to be relevant in the determination of this application: Strategic Policy 4, General Policy 2, Environment Policies 33 and 35.

Strategic Policy 4 requires proposals for development to '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;

General Policy 2 provides criteria against which all development should be assessed.

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 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."

Policy RB/3 General Criteria applied in considering Registered Building Applications states:

"General criteria applied in considering registered building applications The issues that are generally relevant to the consideration of all registered building applications are:-

o 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;

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o 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;

o 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)."

Policy RB/5 - Alterations and Extensions states:

"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 as set out within Planning Policy Statement 1/01- Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man 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."

Representations None.

Assessment

It is clear from the application that the intention in respect of the works to the building are all repair works. The general methodology is to repair as existing utilising primarily the same materials. In some instances only repair mortar or reconstituted stone is proposed. Although in some Registered Buildings, only original stone should be used, I have no objection to the

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use of reconstituted stone in this instance as I believe it is the overall appearance of the buildings, rather than the specific stone material that is of importance. In a similar respect, I have no objection to the replacement of the roof slates with Welsh imitation.

The main elements to the work are the repair to the gable, which as it requires the removal of the gable and its re-building, is quite significant. However, on site the lean is quite apparent and what is proposed is the minimal intervention needed for the building's long-term survival. If left the gable end is sure to collapse at some point in the future (although I doubt this would be imminent).

The other significant works are to replace the plain glass with stained glass in a manner to be agreed. This must be condition of approval.

The provision of new handrails is a bit of a shame as it would detract a little from the overall appearance of the building. However what is proposed is simple and will soon become accepted as being a safety feature.

The removal of the boarding up of the back access and replacement with a gate is insignificant.

Recommendation. To approve

Party Status (Registered Buildings) 1. By virtue of the Town and Country Planning (Registered Buildings) Regulations 2013, the following are automatically interested persons:

(a) The applicant, or if there is one, the applicant's agent; (b) The owner and the occupier of any land that is the subject of the application; (c) Manx National Heritage; and (d) The local authority in whose district the land the subject of the application is situated.

Recommendation

Recommended Decision:

Permitted Date of Recommendation:

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal O : 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.

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C 2. Prior to the replacement of the window glazing with stained glass, details of the pattern, materials and method of construction and installation shall be submitted to and approved in writing by Planning and Building Control.

Reason: In the interests of maintaining the integrity of the building.

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Method Statement for Proposed for Proposed External Repair Works; and Plans referenced: JCMB 01; JCMB 02; JCMB 03; JCMB 04; JCMB 05; JCMB 06; JCMB 07 and JCMB 08.

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 : 30.04.2015

Determining officer (delete as appropriate)

Signed :... Chris Balmer

Senior Planning Officer

Signed :... Sarah Corlett

Senior Planning Officer

Signed : Michael Gallagher Michael Gallagher

Director of Planning and Building Control

Signed :... Jennifer Chance

Head of Development Management