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16/00756/CON Page 1 of 3
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 16/00756/CON Applicant : Mr Christopher John Looney Proposal : Registered building consent for the installation of a wood burning stove to the ground floor sitting room and installation of a flue and cowl to the chimney of RB No 184 (retrospective) Site Address : Church Cottage St Marks Ballasalla Isle Of Man IM9 3AH
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 curtilage of 2, Church Cottage - a semi-detached property which sits to the south of St. Mark's Church in the heart of St. Mark's. To the south of the property is a triangle of green space.
1.2 The building is Registered - RB 184. The RB file contains a description of the history of the buildings and the reason for their entry on the RB Register. The description refers to when they were built, inscriptions above each door and the external appearance which is very similar to their original. It states that internally the buildings gave been "extensively altered" all external walls having been dry lined with plasterboard ad "nothing remains of historical importance". The chimneys are referred to as replicating the style of the neighbouring buildings and the nearby schoolhouse.
THE PROPOSAL 2.1 Proposed is Registered Building consent for the addition of a cowl on one of the chimney pots and the internal exposure of the original chimney hearth and the installation of a multi fuel stove with metal plate and flue within the existing chimney.
PLANNING POLICY 3.1 As well as being a Registered Building, the site also lies within a Conservation Area. As such the Strategic Plan provides guidance on the proposed development as follows:
Strategic Aim: to plan for the efficient and effective provision of services and infrastructure and to direct and control development and the use of land to meet the community's needs, having particular regard to the principles of sustainability whilst at the same time preserving, protecting and improving the quality of the environment, giving particular regard to our uniquely Manx natural, wildlife, cultural and built heritage".
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
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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".
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 of appearance of the area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development".
3.2 The site is not designated for development and as such the provisions of Housing Policy 15 are applicable, although largely overridden by the requirements of those policies relating to Registered Buildings which pay more attention to the detail of proposed changes and their historical and architectural appropriateness.
3.3 Planning Policy Statement 1/01 - Conservation of the Historic Environment of the Isle of Man echoes the concerns raised in the Strategic Plan referred to above.
PLANNING HISTORY 4.1 Planning approval and Registered Building consent have been granted for a number of alterations to the property - replacement doors and windows and satellite dishes as well as the subdivision of the property into two.
REPRESENTATIONS 5.1 Malew Parish Commissioners indicate that they do not object to the application (04.08.16).
ASSESSMENT 6.1 The issue in this case is whether the proposed changes have any adverse impact on the historical or architectural importance of the building. The changes are mostly internal where the assessment for Registered Building status claims that there are no features of historical interest there. Even so, what is proposed is to restore the internal fireplace to its original appearance and in this case is an enhancement. The provision of a multi-fuel heating system is also more energy and environmentally friendly. The only external change will be a small cowl to the top of the existing chimney pot.
6.2 The proposal is considered to have no adverse impact on the historical and architectural importance and interest of the building and in many ways will enhance it. The addition of the cowl has a very minor visual impact and is not irreversible.
6.3 The application is recommended for approval.
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 and (e) The local authority in whose district the land the subject of the application is situated.
With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word
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‘Department’ to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 09.08.2016
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.
This decision relates to the drawings and information received on 8th July, 2016.
I can confirm that this decision has been made by the Interim Director of Planning and Building Control in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted Date : 22.08.2016
Determining officer
Signed : J CHANCE
Jennifer Chance
Interim Director of Planning and Building Control
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