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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 15/01272/B Applicant : Braddan Parish Commissioners Proposal : Alterations, erection of a gable end porch and creation of a rear canopy and an external doorway to rear outlet Site Address : Union Mills Memorial Hall Main Road Union Mills Isle of Man IM4 4AD

Case Officer : Miss Melissa McKnight Photo Taken :

Site Visit : 03.12.2015 Expected Decision Level : Officer Delegation

Officer’s Report

1.0 THE APPLICATION SITE

1.1 The application site is the curtilage of Union Mills Memorial Hall, a single storey detached building located on the northern side of the Peel Road, Union Mills. As identified in the Braddan Local Plan of 1991, the application building is identified as being worthy of consideration for Registration most likely for the historic and architectural interest.

1.2 To the west of the site is The Chapel which is currently used as a children's nursery. To the east of the site is a detached dwelling.

2.0 THE PROPOSAL

2.1 The current planning application seeks approval for the erection of an extension to the eastern elevation, installation of a new external door to the rear WC, installation of a canopy over the existing WC, bringing the path level and the re-grading of the lawns.

2.2 The extension proposed would create a new entrance providing disabled access to the main hall and new escape door to the rear outlet. The extension would extend 2.1 metres from the side elevation and would have a depth of 2.5 metres. The extension would have a height of 5.2 metres and would be finished in materials to match the main building.

2.3 The canopy would be finished in a grey fibre glass or similar.

2.4 There are also a number of internal alterations proposed that do not require planning permission but may require building regulation approval.

3.0 PLANNING HISTORY

3.1 The application site has not been the subject of any previous planning applications that are considered materially relevant to the assessment of this current planning application.

4.0 PLANNING POLICY

4.1 In terms of local plan policy, the application site lies within an area zoned as Predominantly Residential under the Braddan Local Plan 1991 and has been identified as a Memorial Hall and worthy of Registration.

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4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered materially relevant to the assessment of this current planning application:

General Policy 2 states: "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: (a) is in accordance with the design brief in the Area Plan where there is such a brief; (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; (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; (e) does not affect adversely public views of the sea; (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; (g) does not affect adversely the amenity of local residents or the character of the locality; (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; (j) can be provided with all necessary services; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption."

4.3 Environment Policy 32 of the Isle of Man Strategic Plan 2007 and Policy RB/5 of Planning Policy Statement 1/01 sets out that extensions or alterations to a Registered Building will not be permitted if the development would affect detrimentally its character as a building of special architectural or historic interest.

5.0 REPRESENTATIONS

5.1 The Department of Infrastructure Highway Services do not oppose the current planning application (26/11/2015).

6.0 ASSESSMENT

6.1 In judging the effect of any proposed alteration to the application building, it is essential to have regard to the impact of the proposed development upon the character and quality and appearance of the building.

6.2 With regards to the architectural style of the building, there is a mix of styles. The carving on the posts to the entrance porch at the front of the building would indicate that Arts & Crafts and the staircase and internal door architraves appear as generic Victorian. The majority of the internal doors are modern flush doors and are not of any architectural or historic merit.

6.3 The proposed entrance porch is to provide improved disabled access to the main hall. This would improve the existing facilities by making the building more accessible to all users.

6.4 It is considered that the size and form of the extension proposed extension would be a relatively minor addition to the building and would not harm the existing character or architectural merit of the building. Although the extension would be visible from Peel Road, it would not appear

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prominent or out of keeping within its setting. The extension has been well designed to be in keeping with the existing building and the overall size of the extension would remain subservient to the main building without detracting from the appearance of the memorial hall.

6.5 The proposed canopy is to the rear of the building and as a result would not be visible from a main public thoroughfare. Nonetheless, the canopy is fairly unobjectionable as its scale and overall appearance would not be considered to detract from the overall appearance of the building.

6.6 In addition to the above, given that the building is considered worthy of Registration it was felt necessary to contact the Directorate's former Conservation Officer for their comments regarding the proposed development. In an email dated 13th January 2016, the former Conservation Officer stated that in summary, the proposals will have a minimal impact upon any potential for the building to be Registered at a later date.

7.0 RECOMMENDATION

7.1 For the reasons set out above, the proposed development contained within the planning application is deemed acceptable and as such the application is recommended for approval.

8.0 PARTY STATUS

8.1 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 considered 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 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 21.12.2015

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.

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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 approval relates to Location Plan, DRAWING No. S1 and PA1A date stamped as received 20th November 2015.

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: 13.01.2016

Determining officer

Signed : S CORLETT Sarah Corlett

Senior Planning Officer

Customer note

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