Officer Report

Application No.: 15/01174/GB Applicant: Laxey Workingmens Institute Proposal: Installation of external air conditioning units (in association with 15/01175/CON) Site Address: Laxey Workingmens Institute 17 New Road Laxey Isle Of Man IM4 7BD Case Officer : Miss Abigail Morgan Expected Decision Level: Officer Delegation

Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The application site is the curtilage of Registered Building 227 Laxey Working Men's Institute, a part 2 part 3 Storey building of Gothic form sited on the eastern side of the A2 New Road, Laxey. - 1.2 As background historical information, The Laxey Working Men's Institute was built in 1876 by members of the mining community, and in the newspapers of the day, its purpose was described as to "educate the miners and free their minds from the slavery of ignorance". In June 1876 the land was purchased from Captain Richard Rowe on which to build dedicated premises and on 3rd September 1876 the foundation stone was laid by Allured Dumbell then High Bailiff of Ramsey to a design by J Cowle of Douglas. On the 4th May 1877 George Dumbell, Chairman of the mining Company and MHK performed the opening ceremony. In the early years the institute was very successful; with Laxey being a mining town there was no shortage of suitable members. The hall was also used for a multitude of community functions including meetings of various clubs and societies, concerts and civic events. It was also used as a cinema in the 1920s. The Laxey Working Men's Institute was entered onto the Protected Buildings Register in 2005. - 1.3 The surrounding area is characterised by a mix of uses of retail and residential.

2.0 PLANNING HISTORY - 2.1 The following applications are considered materially relevant to the assessment of this current application:

• o 13/90986/GB & 13/00987/CON - Alterations, erection of a two storey extension, creation of parking and vehicular access amendments
• o 12/01627/CON: Registered Building Consent for demolition of existing extension and erection of a two storey extension with parking/access alterations (RB No 227 in association with 12/01626/GB) - Application Permitted

• o 12/01626/GB: Planning Approval for the demolition of existing extension and erection of a two storey extension with parking/access alterations (In association with 12/01627/CON) Application Permitted.
• o 05/01552/GB: Planning Approval for the alterations to form an auditorium on ground floor and offices on lower ground floor, demolition of existing flat roof extension to side elevation and replacement with a two storey extension to provide toilets and access and creation of two disabled car parking spaces (in association with 05/01552CON) - Application Permitted.
• o 05/01552/CON: Registered Building consent for alterations to form an auditorium on ground floor and offices on lower ground floor, demolition of existing flat roof extension to side elevation and replacement with a two storey extension to provide toilets and access and creation of two disabled car parking spaces (in association with 05/01 - Application Permitted.

3.0 THE PROPOSAL - 3.1 The application is for the installation of 2 air conditioning units 1350mm x 950mm x 370mm (off set from the building by min 150mm). The units are proposed to be located on the southern elevation on the stone area below the two windows nearest to the bridge and New Road. - 3.2 The reason for them is to improve the internal environment and assist in preserving the building from a damp atmosphere. - 3.3 As part of the application the agent states that they have been sited here to be hidden from the main view of the building from the bridge. - 3.4 The associated pipework will be taken into the building at the base of the window frame at cill immediately adjacent to the equipment and they will be bolted to the wall.

4.0 PLANNING POLICY - 4.1 The Laxey Working Men's Institute is a Registered Building located within the Laxey Conservation Area designated in 1990, the relevant planning policies from the Isle of Man Strategic Plan 2007 are Strategic Policy 4, General Policy 2, Environment Policies 32, 34 and 35 and Policies RB/3, RB/5 and CA/2 Special Planning Considerations from Planning Policy Statement 1/01 (Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man) is also considered to be relevant to determining this application. - 4.2 Strategic Policy 4 states: "Proposals for development must:

• (a) Protect or enhance the fabric and setting of Ancient Monuments, Registered Buildings, Conservation Areas, buildings and structures within National Heritage Areas, and sites of archaeological interest;
• (b) protect or enhance the landscape quality and nature conservation value of 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 unacceptable environmental pollution or disturbance."

4.3 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."

4.4 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." 4.5 Environment Policy 34 states: "In the maintenance, alteration or extensions of pre-1920 buildings, the use of traditional materials will be preferred." 4.6 Environment 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."

4.7 Planning Policy Statement 1/01 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:

• 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 landscape, 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 affect upon the building's special interest as a result of several minor works which may individually seem of little consequence."

Policy CA/2 - Special Planning Considerations states;

"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."

4.6 In terms of local plan policy, the application site is within an area designated as Mixed Use within Laxey's Conservation Area under the Laxey and Lonan Area Plan Order 2005 Map No. 1. There is one policy within the written statement that accompanies the local plan that is considered specifically relevant to the assessment of this current planning application:

Policy L/CRB/PR/4 states: "Where an area is designated as Conservation Area, special attention must be paid during consideration of all planning applications within the area, to the desirability of preserving or enhancing its character or appearance in accordance with the Town and Country Planning Act 1991 (12.(4)."

- 5. REPRESENTATIONS

5.1 DOI Highways have raised no objection on application 15/01174/GB. 29.10.2015. - 5.2 No other representations were received at the time of writing.

- 6.0 ASSESSMENT

6.1 The proposal is for equipment which is not sympathetic to the appearance and character of the property, but which is probably essential for the business carried out within the building and will be sited in a position which will not render it readily visible to the public. - 6.2 The Laxey Working Mens Insitute is a Registered Building (RB 227) located within the Laxey Conservation Area. The content of this application has therefore been considered with particular consideration to POLICY RB/5 ALTERATIONS AND EXTENSIONS and Policy CA/2 SPECIAL PLANNING CONSIDERATIONS for Conservation Areas as set out within Planning Policy Statement 1/01. - 6.3 Given the use of the building as a community type building, it is reasonable to expect that such mechanical and electrical paraphernalia are necessary for the proper function of the building and the uses that take place there. Having visited the site it is considered that this location is the least harmful to the Registered Building and the size and location of the condenser units are such that it

• will not be readily visible to members of the public from the public thoroughfare along New Road or as viewed from Lower Rencell.
• 6.4 Given this location, this application is not considered to have a detrimental impact on the character of the Registered Building or the Conservation Area within which it is located and is therefore acceptable.

7.0 RECOMMENDATION:

7.1 Overall, the proposal would comply with the relevant policy as stated within the General Policy 2 and Environment Policies 32 and 35 of the Isle of Man Strategic Plan for the reasons given and therefore it is recommended that the application be approved. - 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 considers material , in this case, Department of Infrastructure Highway Services 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: 31.12.2015 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.

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 and Site Plan Drawing 2491/01, Drawing 249/02, Supplementary Statement and air conditioning unit details all date stamped as received on 22 October 2015.

I can confirm that this decision has been made by the Director of Planning and Building Control in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date : 04.01.2016 Determining officer

Signed : M GALLAGHER Michael Gallagher Director of Planning and Building Control

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