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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 17/00793/CON Applicant : Mr Thomas & Mrs Karen Kirby Proposal : Registered Building application for internal and external alterations to property - RB 62 (in connection with PA 17/00792/GB) Site Address : 4 Parliament Square Castletown Isle of Man IM9 1LA
Case Officer : Mr S Moore Photo Taken : 15.09.2017 Site Visit : 15.09.2017 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 08.12.2017 __
Conditions and Notes for Approval
C : Conditions for approval N : Notes attached to conditions
C 1. 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.
C 2. Unless otherwise approved in writing with the Department, no works shall take place which involve the lifting of the ground floor finishes, the removal of the blockwork to the party wall with the Old House of Keys or the removal of the section of walling between the kitchen and the sun lounge unless the Planning and Building Control Directorate Conservation Officer or the Manx National Heritage Curator of Field Archaeology are present on-site.
Reason: To ensure that if any items of archaeological interest are identified they can be properly recorded.
C 3. No development shall commence until a sample of all roofing materials to be used has been provided on site and approved in writing by the Department. The approved sample(s) shall be kept on site for reference until the development is completed. The development shall not be carried out unless in accordance with the approved details.
Reason: In the interests of the character and appearance of the site and surrounding area.
Plans/Drawings/Information:
This approval relates to the following plans/drawings/information:
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Drawing Number WL/17/1415 1 Plan as Existing Location Plan (date stamped 25 July 2017) Drawing Number WL/17/1415 2A Plan as Proposed (date stamped 5 October 2017) Drawing Number WL/17/1415 3 Photographic Images as Existing (date stamped 25 July 2017) Drawing Number WL/17/1415 4 Location Plan (date stamped 25 July 2017) Drawing Number WL/17/1415 5 Block Plan (date stamped 25 July 2017)
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Interested Person Status - Additional Persons
None __
Officer’s Report
1.0 THE APPLICATION SITE 1.2 The site represents the curtilage of an existing three storey dwelling situated on the north side of Parliament Square in the heart of Castletown, attached to the rear of the former House of Keys. The residential property has a smooth rendered finish, a blue black artificial slate roof and three storeys of diminished windows to the frontage.
THE PROPOSAL 2.1 This application seeks Registered Building Consent for Internal and external alterations (in connection with Registered Building Application (in association with 17/00792/GB) Registered Building No. 62
2.2 The proposals are essentially in two parts, works to the exterior and works to the interior.
To the exterior of the property:
a) The removal of the existing render and its replacement with a sand/lime based render with incised 'ruling' b) The replacement of the existing windows with painted timber sliding sash c) The replacement of the front door with a painted timber item with glazing over d) The replacement of the existing fibre cement roof tiles with natural slate e) The replacement of the existing two rooflights with Conservation/Heritage style rooflights f) The insertion of three rooflights in the rear roofslope g) Replacement of the doors and roof to the existing rear extension h) The replacement of the existing polycarbonate roof with a fiberglass flat roof
To the interior of the property:
i) The removal of the existing oak strip flooring and the installation of a underfloor heating system j) The removal of a section of the internal wall between the kitchen and the dining/sun lounge k) The creation of a cloak room, via the insertion of a door off the living room l) The removal of the concrete block lining wall to the party wall with the rear of the Old House of Keys m) The removal of the 'dummy' beams to the ceiling in the living room n) The re-ordering of the bathroom sanitaryware on the first floor o) The removal of the partitions in the rear bedroom p) The removal of the existing built-in wardrobe to the main bedroom q) The creation of an en-suite within an existing store within the attic
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r) The removal of a partition and the re-positioning of the access door to the attic
3.0 PLANNING HISTORY 3.1 The application site has previously been the subject of a number of planning and Registered Building consent applications, but the following are considered particularly pertinent in the consideration of this application:
95/01140/B - Erection of (A) conservatory and (B) satellite dish - Application Permitted
90/00424/B - Alterations and extension to convert dwelling into office accommodation - Application Refused
90/04075/B - Construction of rear extension and change of use to offices - Application Withdrawn
4.0 DEVELOPMENT PLAN POLICIES 4.1 The site lies within an area annotated as 'Mixed Use' on the Area Plan for the South Map 5 Castletown. The site also lies within Castletown Conservation Area designated in 1990 and the building is Registered (RB 62). As the building is both Registered and located within a Conservation Area, it is appropriate to consider Strategic Policy 4 and Environment Policies 32, 34 and 35 of the Isle of Man Strategic Plan (20th June 2007) and Policies 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) and Windows Policy 1/98 is also considered to be relevant to determining this application.
Strategic Policy 4
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 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 34 states:
"In the maintenance, alteration or extension of pre-1920 buildings, the use of traditional materials will be preferred."
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."
RB/5: Alterations and Extensions:
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"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."
As part of the proposals is to replace the windows, Windows Policy 1/98, specifically Category a) REGISTERED BUILDINGS is relevant to the consideration of this application:
"If the original windows are in place they should preferably be repaired. If repair is impracticable, replacement windows MUST BE THE SAME as the originals in all respects, including the method of opening, materials and detailed design. This policy will be strictly applied other than where the particular circumstances are so exceptional as to justify a relaxation.
Reasons for Policy: Registered Buildings are those buildings which are judged to be of special architectural or historic interest and which are already entered into the Protected Buildings register. Because of their special status, these buildings merit particular care and any work carried out by way of repair or alteration requires Registered Building Consent."
5.0 REPRESENTATIONS 5.1 Castletown Commissioners raise no objection (10.11.17).
6.0 ASSESSMENT 6.1 The key issue in the consideration of this application is whether the proposals 'would affect detrimentally its character as a building of special architectural or historic interest . . . .'
6.2 This application seeks Registered Building application for internal and external alterations to property (in association with 17/00792/GB).
6.3 The Conservation Officer undertook a site visit in conjunction with officers from Manx National Heritage as part of the consideration of the application. During that site visit the
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officers were able to investigate the readily accessible areas of the building and in so doing, to ascertain where alterations had been made etc. It was clear having done so, that a number of alterations had taken place throughout the building. For example, there was clear evidence on the floorboards of the main bedroom on the first floor, that the original partitions extended into the bedroom a matter of two to three feet. Within the attic, the partitions forming the sub- division of the rooms appear to be modern plasterboard as evidenced by the visible skrim tape at the junction of the partition and the ceiling. The open side of the staircase on the ground floor also has 'Gyprocboard' printed on the reverse side of the plasterboard to the staircase visible when observed through the access hatch. This is significant as it clearly illustrates that the building today is the sum of the alterations since the building was built. It is interesting however, that some of the more recent alterations, likely to be added as a result of the 95/01140/B, such as the built-in cupboard in the bedroom, the block lining to the party wall with the Old House of Keys and the creation of the storage cupboards in the rear Bedroom are all being removed as part of this application. Such site visits, when considering applications such as this are important in the proper understanding of the building and the impact that the various alterations have made throughout its history.
6.4 Those proposals are as follows (planning approval is also being sought for the external changes under 17/00792/GB):
a) The removal of the existing render and its replacement with a sand/lime based render with incised 'ruling'. The render has been overpainted with a heavy plasticised paint which is pulling off sections of render in places as well as trapping water behind it, which is in turn, tracking into the building and causing internal damage. The proposal to remove the paint system and the remaining render and to replace it with a lime render that has a 'ruled' incised finish is entirely appropriate. There is evidence of such 'ruling' on the building and this is found elsewhere in Castletown and is doubtless a means of demonstrating wealth as the ruling is intended as a manifestation of ashlar stonework, in similar fashion to that of the adjoining Old House of Keys.
b) The replacement of the existing windows with painted timber sliding sash is considered acceptable in the context of this application. The existing windows are not original however, the 1980s photography that forms part of the Registration documentation clearly indicate that the windows were the same at the point of Registration in 1984 as they appear today. Of consideration however, is that the windows in the immediate locale vary from top opening casements in the adjoining property, '1 over 1' and '2 over 2' format to the multi-pane existing sliding sash windows. These variations in window formats are a result of the historic alteration and amendment, doubtless in the pursuit of fashion particularly given its location close to the quayside and the then centre of Government in the Castle and the Old House of Keys, within the Island's former capital. The rear of the property, facing onto the car park has a Victorian '2 over 2' sliding sash format. These are to be replaced with similar '2 over 2' sliding sash windows which is acceptable.
c) The replacement of the front door with a painted timber item with glazing over - The existing front door is a modern style of door. A Georgian panelled door or a more Victorian pattern such as the one proposed are appropriate in this setting. That proposed, with lower section panelled and glazed over is more in keeping with the style of door to be expected in a property of this age and location.
d) The replacement of the existing fibre cement roof tiles with natural slate - This is an obvious enhancement to the existing property. The fibre cement roof slates currently in use on the roof provide too uniform a roof finish. The natural slate tends to have uneven edges and a more textured finish which is part of the interest of a historic building. Reintroducing this texture is considered to be an enhancement to the building and its setting within Parliament Square.
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e) The replacement of the existing two rooflights with Conservation/Heritage style rooflights to the front roofslope - There are two relatively standardised rooflights currently in place which appear beige in colour. Replacing these for the black heritage type of rooflight is considered an enhancement.
f) The insertion of three rooflights in the rear roofslope - The rear roof slope of the property is currently devoid of rooflights and the preference would always be to not have any more than there are currently present. However, rooflights are present in the surrounding buildings and whilst there will clearly be a change to the roofscape of the application property, the rooflights are the of the heritage rooflight style and given the positive works carried out elsewhere to the property, these proposals are on balance, acceptable.
g) Replacement of the doors and roof to the existing rear extension - The rear extension was created under application number 95/01140/B for the erection of (A) conservatory and (B) satellite dish. At the time that application was made, this area was an open rear yard. The '95 application sought to encompass the yard within the property as additional accommodation which is used as a dining/sun lounge space. In so doing, the rear boundary wall was previously raised and the yard was enclosed with a polycarbonate roof and a door and side window. These proposals seek to alter that '95 application and are no more visible than the existing and are considered acceptable.
h) The replacement of the existing polycarbonate roof with a fiberglass flat roof - The context for the enclosure of the yard is discussed in item g) above. The grey coloured fiberglass roof should be less conspicuous than the polycarbonate which is ribbed and translucent. The rooflight is flat and should not be overly visible beyond the boundary wall as demonstrated by proposed elevation 'Rear/SW Elevation from Car Park'.
To the interior of the property:
i) The removal of the existing oak strip flooring and the installation of an underfloor heating system - The oak strip flooring is a modern finish, doubtless installed as part of the '95 application. Having removed the oak floor, the proposal is to install an under-floor heating system which will result in a potential reduction of the ground beneath the existing floor levels. If the removal of the oak strip floor reveals a stone flagged floor, the flags will be carefully lifted, the underfloor heating system laid and the stone flags re-set. With the caveat about the potential for stone flags, this aspect of the proposals is considered acceptable. Suggest a condition to cover any potential archaeological deposits.
j) The removal of a section of the internal wall between the kitchen and the dining/sun lounge - This is perhaps, one of the most contentious aspects of the application, certainly internally at least. This section of rear wall is certainly an integral part of an older phase, possibly even the original build. The removal of the wall and the former window, does remove historic fabric. However, in the context of this application, in a building that has been the subject of alteration throughout its history, this aspect of the scheme can be off-set against the benefits that the external proposals offer in terms of correct detailing, use of materials etc. Recordal of the interior when the render has been stripped and the internal plaster has been stripped will be an important aspect of the Registration process and should be identified within the conditions.
k) The creation of a cloak room, which entails the insertion of a door off the living room and a partition to the rear of the space that forms the utility is relatively minor. The main change will be the insertion of a door in the wall.
l) The removal of the concrete block lining wall to the party wall with the rear of the Old House of Keys - This was doubtless introduced as part of the '95 application, but is most
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certainly modern. Whilst its purpose is not fully understood, its removal revealing the original party wall, which is proposed to be re-pointed, is considered an enhancement.
m) The removal of the 'dummy' beams to the ceiling in the living room - these are modern insertions and their removal is not considered harmful to the character of the Registered Building.
n) The re-ordering of the bathroom sanitaryware on the first floor - the existing sanitaryware is modern and of no historic interest. With the exception of the door and the ironmongery on that door, there are no historic details or finishes within this space. The re- ordering of the sanitaryware will have no harmful impact upon the character of the Registered Building.
o) The removal of the partitions in the rear bedroom - The partitions are modern insertions which provided cupboard space and their removal returns the space to its former layout and is therefore acceptable.
p) The removal of the existing built-in wardrobe to the main bedroom - This is a modern addition and its removal will not have a detrimental impact as its removal will return the floor plan to closer to its original layout.
q) The creation of an en-suite within an existing store within the attic - the space is devoid of any historic detailing. The insertion of the sanitaryware will not be detrimental to the character of the Registered Building.
r) The removal of a partition and the re-positioning of the access door to the attic - as discussed elsewhere in this report, there is clear evidence that the partitions have been altered. The existing partitions show evidence of skrim tape, which is modern detailing and suggests that any lathe and plaster will have been removed as part of some relatively recent works. In addition, it is quite likely that the attic space was open plan and not as it appears today. Therefore, these aspects of the proposals are on balance, acceptable.
6.5 Applications such as this are always going to be about balance. Of consequence in considering this application is the retention of historic detailing and the extent of obvious, modern alteration of the existing building. This is a building that like so many on the Island is the sum of countless alterations throughout its history. In so doing, those alterations have removed or overwritten historic fabric. Original lathe and plaster partitions and ceilings have clearly been replaced with modern plasterboard and door locations moved. Whilst carrying out the site visit, there was some conjecture as to whether or not the stair was in its original position, or whether it represented a further phase of alteration. Ironically, some of the proposals here remove some of the modern alterations (the concrete block inner skin to the wall adjoining the Old House of Keys for example). The nature of the proposals also offers an important opportunity to consider the building whilst the 'strip back' is taking place. Whilst this is certainly not a driver for the approval, the opportunity to view the building in its raw state will offer valuable opportunity to learn more about how these buildings were put together.
6.6 It is considered that the proposals do not have a detrimental impact upon the character of the Registered Building and the Conservation Area within which it is located and in doing so, it is considered that the application conforms to the basis of Strategic Policy 4 and Environment Policies 32, 34 and 35 of the Isle of Man Strategic Plan (20th June 2007) and Policies 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). It is therefore considered that the impact upon the character and appearance of the Registered Building and the Conservation Area within which it sits would be acceptable.
7.0 CONCLUSION
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7.1 For the above reasons the application is considered to be acceptable and is recommended for approval.
8.0 INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Registered Buildings) Regulations 2013, the following 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; o Manx National Heritage, and o The local authority in whose district the land the subject of the application is situated.
8.2 In addition to those above, the Regulation 9(3) requires the Department to decide which persons (if any) who have made representations with respect to the application, should be treated as having sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application. __
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: 14.12.2017
Determining officer
Signed : S CORLETT Sarah Corlett
Senior Planning Officer
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