Officer Report

Application No.: 16/01137/GB Applicant: Mrs Cheryl Boothman Proposal: Installation of replacement windows, doors and rainwater goods (In association with 16/01138/CON) Site Address: Braeside 58 King Edward Road Onchan Isle of Man IM3 2AT Case Officer : Miss Abigail Morgan Expected Decision Level: Officer Delegation

Officer’s Report THE APPLICATION SITE

• 1. The application site is the curtilage of Braeside, Registered Building RB123 sited on the southern side of King Edward Road, in Onchan on the northern fringes of Douglas.
• 2. The Onchan Local Plan April 2000 notes Braeside as located within a predominantly residential area.
• 3. Braeside is a two storey, semi-detached dwelling in the Arts & Crafts style finished in white painted render with black timberwork and a large, overhanging roofscape, typical of the Arts & Crafts style.
• 4. Braeside was added to the building to the Protected Building Register on the 11th September 1989 by reason of its Architectural Interest as an example of the work of an internationally acclaimed Arts & Crafts architect, Mackay Hugh Baillie Scott. The following is the appraisal document forming part of the registration documentation: "Braeside and Leafield, King Edward Road, Onchan

These were one of two pairs of semi-detached houses that the notable architect, M. H. Baillie-Scott, had built on the Isle of Man (the other and earlier pair were built in Victoria Road, Douglas, in 189596 as speculation). The houses were built by McAdam, notable for two different reasons. (1896-98) that a group of designs the builder, in 1896-97, and are firstly, it is during this period by Baillie-Scott, both executed and unexecuted, represent the departure from the Arts and Craft manner of his earliest work and provide the first sample of what is called his 'mature ' style (James P. Kornwolf - M.H . Baillie Scott and the Arts and Craft Movement, Baltimore 1972). He turned from half-timbered and brick interiors and exteriors to ones painted white or covered by a harled roughcast. At the same time he widened his range of design with the semi-detached houses (as well as multiple-unit houses, a school at Peel and Onchan Village Hall. The two houses were also significant as part of the Cliftonville Estate which was proposed (in 1892) to be built as a satellite town to Douglas and which was to extend to the very top of Banks Howe. In fact only three houses were ever built as part of this development; the two referred to here and what is now the central core of the Majestic Hotel (this was built in 1892-93, by R. E. Cain for a Mr. Glen Andrew (or another account has it as Mr. C. McAndrew), who was a wealthy Lancashire manufacturer and who originally intended to use the building as a holiday home. This was the largest house of a Baillie-Scott Design that was built on the Island and he designed the building to

resemble an Elizabethan Mansion, with 6 acres of grounds. It became a hotel in 1920 and subsequently was altered and extended). Whilst only the three houses were built at the time, the proposed estate laid the ground for what was to become a significant part in the development of Onchan. Indeed, in the 1930s the style of Leafield's and Braeside's architecture was copied by Messrs. Lomas and Barrett (but much diluted) in the adjoining semi-detached houses. In relation to the design of the building, one of the most notable aspects of the pair of semidetached houses in Victoria Road, Douglas, had been the quality of the facade. With Leafield and Braeside the qualities of the facade were extended to an entire design. The plans for these two houses were similar to the earlier Douglas pair, although the rooms were fitted into a constraining rectangle and similar to C. F. Voysey's contemporary work he had the house covered entirely in roughcast (this was the material that characterised all Baillie-Scott's subsequent work until about 1907). Also prominent are the broad horizontal proportions of this building, and its splayed corners which again appear to owe some debt to Voysey's work (notably this time with Voysey's cottages at Brackley in Northamptonshire)."

THE PROPOSAL

• 5. This application seeks planning permission for the installation of replacement windows, doors and rainwater goods (in association with 16/01138/CON) Registered Building No. 123. PLANNING HISTORY
• 6. The following applications are considered relevant as they illustrate that alterations have been carried out to the properties in the recent past:

08/01792/CON - Registered Building consent for the installation of a replacement window (in association with 08/01791/GB) Registered Building No. 124, Leafield, 60 King Edward Road, Onchan - Application PERMITTED

08/01791/GB - Installation of a replacement window (in association with 08/01792/CON) Registered Building No. 124, Leafield, 60 King Edward Road, Onchan - Application PERMITTED

07/00518/CON - Registered Building Consent for the installation of replacement windows and door to seaward elevation Braeside, 58 King Edward Road, Onchan - Application PERMITTED

07/00517/GB - Installation of replacement windows and door to seaward elevation Braeside, 58 King Edward Road, Onchan - Application PERMITTED

94/00052/B - Replacement of windows, Leafield, King Edward Road, Onchan - Application REFUSED 88/00772/B - Kitchen and garage extension, Braeside, 58 King Edward Road, Onchan - Application PERMITTED PLANNING POLICY

• 7. As Braeside is a Registered Building and the application seeks to replace the existing windows and rainwater goods, the relevant planning policies from the Isle of Man Strategic Plan 2007 are Strategic Policy 4, General Policy 2, Environment Policies 32 and 34 and Policies RB/3 and RB/5 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 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." 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." 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 extensions of pre-1920 buildings, the use of traditional materials will be preferred." 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."

"Category a) REGISTERED BUILDINGS

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.

Planning Approval and Registered Building Consent ARE ALWAYS required." REPRESENTATIONS

• 8. Onchan District Commissioners recommend that the application be APPROVED.
• 9.0 ASSESSMENT

9.1 This application seeks planning permission for the installation of replacement windows, doors and rainwater goods (in association with 16/01137/GB) Registered Building No. 123. - 9.2 The existing windows are not the originals. The iMuseum has a photo of the rear of the property taken in 1968, prior to the Registration on the 11th September 1989 which, with the exception of the furthest right hand side window to the ground floor which is subdivided equally into five units, shows a format of window very similar to that present today. - 9.3 Baillie Scott's windows (side hung casements) were very simple in design and in the main, lacked obvious detail with the possible exception of the probably blacksmith-made wrought iron twisted handle and stay. - 9.4 That proposed are painted timber casement windows in the same opening format as those currently in place and are considered to be appropriate. - 9.5 The proposed rainwater goods were originally proposed to be an 'ogee' profile. It was considered that a half round profile is in place on the pair of houses and would be more appropriate and discussions with the agent resulted in a change to half round, which is considered appropriate. - 9.6 The works as set out in this report are not considered to have a detrimental impact upon the character of the Registered Building and in doing so, are considered to comply with the relevant planning policies from the Isle of Man Strategic Plan 2007 are Strategic Policy 4, General Policy 2, Environment Policies 32 and 34, Policies RB/3 and RB/5 from Planning Policy Statement 1/01 (Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man) and Category a) Registered Buildings of Windows Policy 1/98. RECOMMENDATION

1. For the reasons set out above, this application is considered to be acceptable and is recommended for approval.

PARTY STATUS

8.0 PARTY STATUS: - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 as modified by the Transfer of Planning and Building Control Functions Order 2015, 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;
• (d) The Highways Division of the Department; 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: 20.02.2017 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, Site Plan, Drawing 393/1/3 and Covering Letter with Schedule of Details all date stamped received 30 September 2016 and Covering Letter and Window Sections date stamped received 12 January 2017.

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 : 22.02.2017 Determining officer Signed : J CHANCE Jennifer Chance Director of Planning and Building Control

Customer note

This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.