8 February 2017 · Senior Planning Officer (Sarah Corlett)
Welch House, Church Road, Onchan, Isle Of Man, IM3 1bf
The proposal involves internal works to Welch House on Church Road, Onchan, a two-storey registered building (RB 122) constructed in local stone with a blue/black pitched roof, originally built as an infant school between 1833-1842.
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The officer assessed the special interest of Welch House, noting substantial internal alterations in the 1970s and greater changes previously approved under 16/00786/CON without detriment to character…
Strategic Policy 4
Requires proposals to protect or enhance the fabric and setting of Registered Buildings and Conservation Areas. The officer found the minimal internal alterations and retention of external fabric protect the building's interest, complying with this policy.
Environment Policy 32
Prohibits extensions or alterations to Registered Buildings that detrimentally affect their special character. Assessed as compliant due to reversible internal works and less external change than prior approvals, with no detriment to character.
Environment Policy 34
Prefers traditional materials in alterations to pre-1920 buildings. No new materials or stonework proposed, so policy not tested but overall scheme aligns.
Environment Policy 35
Permits only development preserving or enhancing Conservation Area character. Proposals preserve character with no major external changes affecting the main façade.
RB/3 General Criteria Applied in Considering Registered Building Applications
Considers building's importance, physical features, and setting. Officer weighed these against proposals, finding minimal impact given prior alterations.
RB/5 Alterations and Extensions
Presumes against alterations affecting character unless justified. Proposals justified as less intrusive than previous approvals, with reversible works.
Planning Policy Statement 1/01 - Policy CA/2 (Conservation Areas)
Requires consideration of impact on Conservation Area character and setting. No adverse impact from internal-focused works.
Time limit
The works hereby granted registered building consent shall be begun before the expiration of four years from the date of this consent. 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.
Photographic survey
No development shall commence until a full and comprehensive photographic survey of Welch House has been submitted to and agreed in writing by the Department. Reason: In order to retain a record of the site in the interests of local history.
recommend that the application be approved for planning purposes only (18/10/2016)
Highway Services does not oppose this application
Highways Division does not oppose the application subject to no specific conditions, citing adequate local parking and reduced car journeys compared to prior office use; Onchan District Commissioners recommend approval.
Department of Infrastructure (DOI) Highways Division
Conditional No ObjectionHighway Services does not oppose this application.; Do not oppose with condition/comment; DNOC on 28/10/16
Onchan District Commissioners
SupportThe Commissioners recommend that the application be APPROVED for planning purposes only.
