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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 15/00429/CON Applicant : Leonard & Suzanne Chatel Proposal : Registered Building Consent for demolition of existing conservatory and erection of a replacement conservatory (RB no 163 in association with 15/00428/GB) Site Address : Holly Bank Little Switzerland Douglas Isle Of Man IM2 6AG
Case Officer : Miss S E Corlett Photo Taken :
Site Visit :
Expected Decision Level :
Officer Delegation
Officer’s Report
THE SITE 1.1 The site is the residential curtilage of an existing semi-detached dwelling, Holly Bank situated on the southern side of the road at Little Switzerland. Little Switzerland is a Conservation Area in which a number of dwellings are Registered - Ivydene, Myrtle Bank and Holly Bank. Myrtle Bank sits alongside the application site to the north east. Kent Lodge, a detached house lies to the south west.
1.2 The property, along with its neighbour is an attractive Arts and Crafts property with more detailing at the front of the property than the rear. Both properties have conservatories on the rear elevation, similar to Engadine and Coardailys to the north east which are not original elements of these dwellings (see Conservation Area appraisal later).
THE PROPOSAL 2.1 Proposed is the replacement of the existing conservatory with a slightly larger one in a different shape. The existing conservatory which has slightly lighter brown bricks than the those on the main house, on the lower wall with a timber framed conservatory above with what looks like a polycarbonate roof in a plastic frame. The conservatory projects out 3.1m and is 3.6m wide and 3.6m tall. The conservatory has a semi hexagonal end.
2.2 Proposed is a conservatory in a timber frame with glass roof and which projects out 3.6m will be 4.3m wide and 3.6m tall. The brickwork is to match that on the existing dwelling.
PLANNING STATUS AND POLICY 3.1 The site lies within an area designated as Predominantly Residential on the Douglas Local Plan of 1998. The site also lies within the Little Switzerland Conservation Area and the building is Registered (RB 163). The Strategic Plan and Planning Policy Statement 1/01 require development to preserve or enhance the character or appearance of the Area (Environment Policy 35).
3.2 The Conservation Area appraisal for Little Switzerland contains the following reference:
"Holly Bank and Myrtle Bank (Plot One)
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The two houses in question had been designed by Baillie Scott for McAdam. The two had worked together on the rebuilding of a farm at Bishopscourt and Scott had also designed Oakleigh on Glencrutchery Road for McAdam. The firm of McAdam and Moore were contractors for the Pier Arcade, The Sefton Hotel, Park Road School, The Palace at Ramsey, houses in Albany Street but they over stretched themselves. McAdam took over the assets to free Moore from any consequences of their "embarrassed" situation and McAdam was subsequently declared a bankrupt. His wife had died in 1892 and in 1893 he remarried a widow of comfortable means. Her trustees, for the marriage settlement purchased Oakleigh from his trustees in bankruptcy. It is probably because of his situation that Kneen did not finalise the sale of the plot for these semi-detached houses. Either he had shaken off his bankruptcy by 1899 or the conveyance from Carine was to McAdam's son who was also called William."
"Holly Bank was occupied in 1899 by William Priestly and the following year Mr Bryan moved into Myrtle Bank. McAdam retained ownership of these houses for some years. Baillie Scott featured them in his 1906 Houses and Gardens Book. Both houses are Registered."
"Three houses in this area have gained Registered Building status: all designed by Baillie Scott; they are Ivydene, Myrtle Bank and Holly Bank. All have been well documented, illustrated and referenced in books and publications, the most well documented of the three being Ivydene This area is the heart of Arts and Crafts Architecture in the Isle of Man, with The Red House, only a little way from this site to the north along Victoria Road. In Scott's works "Plans and elevations became the expression of utility; a building's materials were taken from its locality, being cheaper and in harmony with its surrounding. Details were taken from vernacular original and the architects were interested in craft and in employing plasterers, painters and carvers to enrich their buildings. Ornament was based on nature."
"The roof coverings are again limited, being mostly red clay (Rosemary) tiles with some blue slate: at the time of reporting, only one roof was completed in concrete tiles. The chimneys are original and finished either in brick or render with traditional detailing. The area is remarkable because of the lack of unsympathetic alterations. Some properties have had conservatory extensions, however, the majority of these are tucked away from public view, behind the buildings. Roofs and dormers are generally intact and as the designers intended".
3.3 Strategic Policy 4; "Proposals for development must: a) protect or enhance the fabric and setting of Ancient Monuments, Registered Buildings (1), Conservation Areas (2), buildings and structures within National heritage Areas and sites of archaeological interest; b) protect or enhance the landscape quality and nature conservation value or 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 to unacceptable environmental pollution or disturbance".
3.4 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."
3.5 Environment Policy 34: "In the maintenance, alteration or extensions of pre-1920 buildings, the use of traditional materials will be preferred."
3.6 Environment Policy 35 states "Within Conservation Areas, the Department will permit only development which would preserve or enhance the character of appearance of the area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development."
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3.7 Planning Policy Statement 1/01: 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:-
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).
3.8 POLICY 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.
3.9 POLICY CA/2 SPECIAL PLANNING CONSIDERATIONS 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.
PLANNING HISTORY 4.1 Planning approval was refused for the replacement of the existing conservatory under PA 12/00940/B and its accompanying Registered Building application. That was a marginally larger conservatory of the same general appearance but framed in uPVC. The Conservation Officer was critical of that application's lack of detailing and that the proposal failed to take the opportunity to draw on the Arts and Crafts detailing and style to integrate the conservatory with the dwelling. The application was refused on the basis that the
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replacement conservatory would neither preserve nor enhance the character and appearance of the Registered Building and Conservation Area and as such was considered contrary to Strategic Policy 4, Environment Policies 32, 24, and 25 and RB/3, RB/5 and CA/2 of Planning Policy Statement 1/01.
REPRESENTATIONS 5.1 There are no representations on file at the time of writing.
ASSESSMENT 6.1 The conservatory is not visible from the main road or any of the roadways around Little Switzerland. What is there is a clearly modern structure with white coloured framework - the conservatory at Engadine has a brown frame and this is just visible through the gap between that property at Myrtle Bank. Whether the conservatory is visible is not necessarily an over- riding consideration as the building is Registered and as such its own integrity is important regardless of whether it is publicly visible.
6.2 The proposed conservatory has a slightly less modern feel, with its shape which is not dissimilar to the rear annexes on Engadine and Coardailys and glass roof and there is also an opportunity to have facing brickwork which is more similar to that on the existing house.
6.3 The application is considered to bbe acceptable.
PARTY STATUS 7.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons 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 or any other person in whose interest the land becomes vested; (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material; (d) The Highways Division of the Department; and (e) The local authority in whose district the land the subject of the application is situated.
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 18.05.2015
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.
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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. The facing brick to be used on the base wall of the conservatory must match as closely a possible that on the majority of the main dwelling. Prior to the commencement of works on the building of the new conservatory the applicant must have approved a sample of the proposed brick to be used and the works must be carried out in accordance with these details.
Reason: in the interests of the integrity of the Registered Building.
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This approval relates to drawings received on 21st April, 2015.
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 : 26.05.2015
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
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