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                                                 15/00269/CON                                      Page  1  of  6

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 15/00269/CON Applicant : Mr Douglas Williamson Proposal : Registered Building consent for internal alterations, repair works to roof and window / door alterations to building (in association with 15/00268/GB) Registered Building Nos. 279 Site Address : Ballagawne Level Crossing Gatehouse Mount Gawne Road Colby Isle Of Man

Case Officer : Miss Melissa McKnight Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Officer’s Report

1.0 THE APPLICATION SITE

1.1 The application site is the curtilage of Registered Building 280, Ballagawne Gate House, a single storey building located on the eastern side of Mount Gawne Road in Colby. The site sits immediately abutting the north western edge of the Isle of Man Steam Railway that travels south west to north east past the site.

1.2 The building was registered on 21st October 2014 by reason of its historic interest.

1.3 From visiting the site, it would appear that the property has been previously extended. The building became redundant in 2002 when the installation of automatic crossing barriers was undertaken in the same year.

2.0 THE PROPOSAL

2.1 Registered Building consent is sought for the installation of new hardwood double glazed sliding sash windows in replace of the existing windows, the installation of a replacement door on the south west elevation and the removal of the existing roof and the installation of a new slate roof.

2.2 Also proposed are a number of internal alterations in the form of removal and creation of internal walls and openings.

3.0 PLANNING HISTORY

3.1 Previously, approval in principle was granted in 2013 under PA 13/91279/A to convert the former gate keeper's cottage to residential use, including the creation of off road parking and bio disc sewage treatment system.

4.0 PLANNING POLICY

4.1 In terms of local plan policy, the application site is an area of 'White Space' under the Area Plan for the South 2013.

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4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains five policies that are considered specifically material to the assessment of this current planning application:

General Policy 3 states:

"Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of: a) essential housing for agricultural workers who have to live close to their place of work (Housing Policies 7, 8, 9 and 10) b) conversion of redundant rural buildings which are of architectural, historical, or social value and interest (Housing Policy 11) c) previously developed land which contains a significant amount of buildings where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environmental and where the development proposed would result in improvements to the landscape or wider environment d) the replacement of existing rural dwellings (Housing Policies 12, 13 and 14) e) location-dependant development in connection with the working of minerals or the provision of necessary services; f) building and engineering operations which are essential for the conduct of agriculture or forestry g) development recognised to be of overriding national need in land use planning terms and for which there is no reasonable and acceptable alternative and h) buildings or works required for interpretation of the countryside, its wildlife or heritage."

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 33 states: "The change of use of Registered Buildings will only be permitted if the proposed use is appropriate and any alterations associated with the change are not detrimental to its character as a building of special architectural or historic interest."

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

Environmental 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."

4.3 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 two policies that are considered specifically material to the assessment of this planning application:

Policy 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:-

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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;

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 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."

4.4 In terms of Planning Circular 1/98: The Alteration and Replacement of Windows sets down the policies in respect of the alteration or replacement of windows. (Part 5 Category a) Registered Building states:

"If the original windows are in place they should preferably be repaired. If repair is impracticable, replacement windows must be the same as the originals in all respects, including the method of opening, materials and detailed designs. This policy will be strictly applied other than where the particular circumstances are so exceptional to justify a relaxation."

5.0 REPRESENTATIONS

5.1 The owners of Moorhouse Farm wish to be given interested party status in respect of the current planning application (25/03/2015).

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6.0 ASSESSMENT

6.1 The fundamental issue to consider in the assessment of this current planning application is the impact of new windows, roof replacement and internal alterations will have on the existing character and interest of the existing Registered Building.

6.2 Over time an extension has been added to the eastern and northern elevation of the building that has not been finished in materials to match the Registered Building. From the photographs submitted by the applicant a window on the southern elevation and two windows on the eastern elevation have been removed with the resultant apertures blocked up with timber boards. The original windows that would have been in place would have most probably been timber framed sliding sash.

6.3 The windows proposed under this scheme would be installed in the existing original apertures. The proposal does not comprise any additional apertures or alterations to the existing. The installation of hardwood sliding sash windows is welcomed and would be a fair approximation of the original windows that would have once been in place on the original gatehouse building and are therefore considered to enhance the appearance of Ballagawne Gatehouse.

6.4 The proposed replacement door would also have a similar appearance to the existing and is considered to preserve the appearance of the building. However, whilst the drawings are of a sufficient detailed nature with respect to the windows and door to be installed, given that the building is Registered further information is required regarding the new proposed window details including an annotated photographic survey, specifications of the new windows and scaled 1:10 elevation and section drawings of the windows. This can be controlled by condition should the application be permitted.

6.5 The removal of the existing roof and installation of a new slate tile roof is considered to enhance the appearance of the building as the existing roof appears dilapidated and detracts from the character of the building. This element of the proposal is deemed unobjectionable.

6.6 The internal alterations proposed include the erection of a partition wall and creation of a new doorway within the extended part of the building. It is considered that the internal alterations would not detract from the character of the building or any features of special architectural or historic interest which it possesses.

7.0 RECOMMENDATION

7.1 Given that period appropriate styled windows would be installed along with a new slate roof, both elements of the proposal would enhance and restore the character of the Registered Building. It is for these reasons that the planning application is concluded to accords with the provisions set out in General Policy 2, Environment Policy 32, 33, 34 and 35 of the Isle of Man Strategic Plan, RB/3 and RB/5 of Planning Policy Statement 1/01 and Planning Circular 1/98 and as such the planning application/Registered Building consent should be granted/ is recommended for approval.

8.0 PARTY STATUS

8.1 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;

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(c) Manx National Heritage; and (d) The local authority in whose district the land the subject of the application is situated

8.2 In addition to those above, the Regulation 9(3) requires the Department to decide which persons (if any) who have made representations with respect to the application, should be treated as having sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application.

In this instance, it is recommended that the following persons do not have sufficient interest and should be awarded the status of an Interested Person:

The owners of Moorhouse Farm, raises no material planning considerations.

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 16.06.2015

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.

C 2. No works shall take place until details of the following items, to include elevations and sections at a scale of 1:10, have been submitted to and approved in writing by the Department:

(a) Door, and (b) Windows.

The works shall not be carried out unless in accordance with the approved details.

Reason: To ensure the satisfactory preservation of this Registered Building.

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This approval relates to DRAWING No:- DW/2/15 date stamped as received 14th May 2015.

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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 : 17.06.2015

Determining officer (delete as appropriate)

Signed :...M GALLAGHER..

Michael Gallagher

Director of Planning and Building Control