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16/01091/GB
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 16/01091/GB Applicant : Mrs Elizabeth Galbraith Proposal : Installation of replacement rear door, window, front fascia boards and guttering (in association with 16/01092/CON) Site Address : 23 Governors Road Onchan Isle of Man IM3 1AY
Case Officer : Mr Edmond Riley Photo Taken : 07.11.2016 Site Visit : 07.11.2016 Expected Decision Level : Officer Delegation
Officer’s Report
1.0 THE APPLICATION SITE 1.1 The application site is the residential curtilage of 23 Governors Road, Onchan, which is a two-storey dwelling set in the middle of a terrace of five dwellings, each of which is individually Registered. The application site is RB 127; a copy of the Registration document is on the application file, and this indicates that the building was Registered for "reason of its architectural interest". This reason is identical to the reason for the other four dwellings in the terrace.
1.2 The application dwelling is alone in the five dwellings in not having sliding sash windows in its front elevation: it has a mixture of casement and non-opening lights. However, this difference is less obvious than it might be owing to the presence of a mature hedge in the front garden. There are also non-traditional windows set within the rear elevation, which is less obscured by vegetation and walls but access to places from which these can be viewed are little-used rear access lanes.
1.3 Being set within a terrace of dwellings - at least four of which appear to have been built at the same time - there is a similarity of eaves and render band detailing in the front elevation. This similarity carries through to the guttering, which appears to be attached to what is a simple but well-defined eaves timber detail.
2.0 THE PROPOSAL 2.1 Full planning approval is sought for the replacement of a door and window in the rear elevation, and also a replacement of the timber fascia and guttering to the front elevation. The application as submitted was not immediately clear, but following correspondence with the applicant the fascia is intended to be uPVC with a 'black ash' finish. With regards the guttering, and again following correspondence with the applicant, the finish would be cast iron-style. This is different to the details submitted with the application; a brochure version of the material has been submitted for the file but has not been circulated.
2.2 With respect to the window and door, these would nearly be 'like-for-like' replacements. The existing door has a single glazed panel above a uPVC panel, while the window appears to be a 50/50 split with a fan mechanism set within the top light. Proposed in their place appears to be a fully glazed door (with a single transom through the middle) and a 40/60 split, top-opening casement that shows no fan mechanism. However, the application seeking Registered Building Consent states that the door would be a 'like-for-like' replacement.
2.3 Within the application is a photograph of the eaves / fascia of a dwelling that appears to show the fascia and guttering style that the applicant had in mind for installation. However, this photograph shows projecting, box fascia formed of white uPVC and with a brick finish. None of the
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information shown on this photograph is proposed for the application site., and that sheet has now been stamped 'Superseded' for clarity.
3.0 PLANNING HISTORY 3.1 The application site has not been the subject of any applications considered material to the assessment of this proposal; other applications have been submitted and approved elsewhere on the terrace, and generally for cosmetic works such as those proposed here. None of these is considered material to the assessment of this application, either.
3.2 Both planning approval (PA 16/01091/GB) and Registered Building Consent (16/01092/CON), for the same works, are sought concurrently.
4.0 THE DEVELOPMENT PLAN 4.1 The Onchan Local Plan 2000 zones the area as being 'predominantly residential'. The Building being Registered, a number of policies from the Strategic Plan, Planning Circular 1/98 ('The Alteration and Replacement of Windows') and Planning Policy Statement 1/01 ('Policy and Guidance notes for the Conservation of the Historic Environment') are relevant. Although the Onchan Local Plan also contains a policy discussing Registered Buildings, it is considered that the provisions therein are overtaken by the policy wording of Environment Policy 32 of the Strategic Plan.
4.2.1 General Policy 2 of the Strategic Plan (in part): "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:
(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."
4.2.2 Environment Policy 32 of the Strategic Plan: "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."
4.3.1 Windows Policy Category b) BUILDINGS IN CONSERVATION AREAS:
"If the original windows are in place they should preferably be repaired. If repair is impracticable, replacement windows which would be readily visible from a public thoroughfare MUST HAVE THE SAME method of opening as the originals. Whatever the materials used in their construction, the windows MUST HAVE THE SAME pattern and section of glazing bars and the same frame sections as the original windows.
"Windows not readily visible from a public thoroughfare must have the same or similar pattern of glazing bars as the originals, but not necessarily the original method of opening, whatever the material used in the construction."
4.4.1 Policy and Guidance notes for the Conservation of the Historic Environment Planning Policy, RB/5 Alterations and Extensions:
"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."
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5.0 REPRESENTATIONS AND CONSULTATIONS 5.1 Onchan District Commissioners offered no objection to the application on 05.10.2016 and Highway Services have no highway interest in the proposal (27.10.16).
6.0 ASSESSMENT 6.1 The fundamental issue with this case rests on whether or not the proposals would be harmful to the character and appearance of this Registered Building.
6.2 In the first place, and speaking objectively, the building and terrace, though neatly proportioned and for the large part in retention of their traditional features, do not immediately demonstrate the appearance that might normally be expected to represent the 'architectural interest' for which it was Registered.
6.3 However, it is worth noting the assessment of the significance of the building as outlined by the Assistant Conservation Officer in his consideration of applications for window and door alterations at 27 Governors Road (two doors east of the application site):
"This property, along with the other properties in this Registered terrace, were designed and built by local builder John Cowley in 1897. Though giving the appearance of two storey properties, Cowley incorporated an additional floor level within the roof space in order to provide additional living space which essentially produces a three storey configuration.
"The unique feature to this unassuming terrace was the incorporation by Cowley, of a workshop and builders yard designed to look like yet another house within the terrace. Overall the terrace has outwardly remained essentially unchanged and this is also evident to the rear elevations which have retained their outbuilding annexes featuring original doors to W.C's, coal sheds and wash-house. Whilst these original features cannot readily be observed from the public domain all of the properties in the terrace appear to have retained them to a greater degree.
"Aside from the features of note, the overall design of the terrace is generally unassuming, and could be regarded stylistically as 'common place'."
6.4 The assessment that follows is set against this context, and also the fact that the existing windows and doors are not what would typically be expected for a Registered Building.
6.5 The works proposed to the rear of the dwelling are acceptable. The window meets the key tests of Circular 1/98, while the door - whether fully glazed or not - is of no particular difference to that currently in situ. The lack of public positions from which these works could be viewed is relevant but not determinative of a lack of objection - it should not be forgotten that the Building is Registered.
6.6 In respect of the works to the frontage, the Conservation Officer was contacted for his views and he informally confirmed that his main concern was with the rainwater goods. Cast iron-style was, he concluded, acceptable, although he would have preferred traditional materials in respect of both the guttering and fascia. In view of the additional information submitted since the application's submission, it is considered that the impact of the modern materials will not be so significant as to "detrimentally" affect the character / appearance of the building. Clearly, traditional materials would be preferred but in view of the simple and undifferentiated appearance and finishings of the dwellings here it would be difficult to insist these are installed.
7.0 RECOMMENDATION 7.1 It is recommended that the application be approved. Conditions restricting the materials to those shown in the brochure details subsequently submitted should be attached to the approval notice.
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8.0 INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:
o The applicant, or if there is one, the applicant's agent; o 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; o Highways Services of the Department of Infrastructure, and o The local authority in whose district the land the subject of the application is situated.
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 15.11.2016
Conditions and Notes for Approval: C : Conditions for approval N : Notes attached to conditions
C 1. 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.
C 2. For the avoidance of doubt, the guttering / rainwater goods installed shall be either cast-iron or cast-iron style but formed of plastic.
Reason: in the interest of protecting the appearance of this Registered Building.
C 3. For the avoidance of doubt, the fascia installed shall be either timber or uPVC but finished in 'Black Ash' as shown on the additional details sheet date-stamped as having been received 14th November 2016.
Reason: in the interest of protecting the appearance of this Registered Building.
N 1. For the avoidance of doubt, this approval does not allow for the installation of any of the materials shown on the photograph submitted of another dwelling, date-stamped as having been received 21st September 2016 but also stamped as 'Superseded'.
The development hereby approved relates to the Site Plan (scale 1:500), Window and Door Detail Sheet, and also to the four no. elevational photographs of the dwelling, all date-stamped as having been received 21st September 2016, and also to the guttering / rainwater goods and fascia details, date-stamped as having been received 14th November 2016.
I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted
Date: 17.11.2016
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Determining officer
Signed : S CORLETT Sarah Corlett
Senior Planning Officer
Customer note
This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.
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