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                                      21/01056/CON                                     Page  1  of  4

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 21/01056/CON Applicant : Wren Homes (IOM) Limited Proposal : Registered Building Consent for renovation of dwelling to include re roofing & removal of side porch (in association with PA 21/01055/GB) RB.171 Site Address : Old School House Main Road Sulby Isle Of Man IM7 2HP

Planning Officer: Mrs Vanessa Porter Photo Taken : 24.11.2021 Site Visit : 24.11.2021 Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 16.02.2022 __

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. Prior to the commencement of each phase of work, no works shall take place on those elements listed below until details of the following items have been submitted to and approved in writing by, the Department:

a) Repair methodology for the stone walls including cleaning and detail including sample of proposed lime mortar mix and pointing finish b) Repair methodology for windows or if the windows are to be replaced detailed drawings of the proposed window frames, at a minimum scale of 1:10 illustrating materials and coverings, paint finish, fenestration profiles, lintels, cills, window dressings, cheeks, reveal and window furniture,

The works shall not be carried out unless in accordance with the approved details.

Reason: To ensure the satisfactory preservation of this registered building.

Note: The applicant is advised to consult with the Registered Buildings Officer prior to the submission of each of the above details.

C 3. Any damage to the registered building during the course of the works hereby approved shall be made good upon completion of said works. All making good works shall be submitted to

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                                      21/01056/CON                                     Page  2  of  4

and approved in writing by the Department and thereafter implemented within time period to be agreed with the Department.

Reason: to ensure the satisfactory preservation of this registered building

This application has been recommended for approval for the following reason. The proposal accords with Strategic Policy 4 and Environment Policy 32 in connection with Policy RB/5 of Planning Policy Statement 1/01 and therefore recommended for approval.

Plans/Drawings/Information; This decision relates to the following plans and drawings, date stamped received on 6th September 2021:

o Location Plan

This decision also relates to drawings no. 1597.d1 Rev 1 and 1597.d2 Rev 1 received 25th November 2021. __

Interested Person Status - Additional Persons

As this application for Registered Building Consent does not involve any proposed alterations to or immediately adjacent to a highway, the Department of Infrastructure Highways Division are not judged to have sufficient interest in the subject matter of the application, and therefore should not be awarded Interest Party Status. __

Officer’s Report

THE APPLICATION SITE 1.1 The application site is within the curtilage of the Old School House which is situated to the South of Sulby Straight. Due to the history of the site, there are currently three properties on the site, The Old School house itself and two properties in various points of being built, PA19/00087/B which is substantially built and PA19/00989/B).

1.2 The registration of the Old School House states the following regarding its appearance, "The Architecture has a pleasing and as yet, unspoilt, simplicity which employs materials and language very similar to its neighbour, St. Stephen's Church and former schoolhouse. Manx slate stone provides the main finishing material, with openings, verges string courses and other dressings completed in golden/brown brickwork. A notable feature is the distinctive Bell Gable placed centrally on the front elevation which again echoes its neighbour St Stephen's in this regard."

THE PROPOSAL 2.1 This application runs contemporaneous to PA21/01055/GB for the works comprising of the below elements;

2.2 PA21/01055GB seeks approval for the following items; o "Existing roof structure to be stripped back and replaced with slates to match the existing o Existing windows to either be refurbished or replaced on a like for like basis with timber o Existing stone walls to be cleaned and repointed with a lime based mortar o Installation of four conservatory velux rooflights to the rear roof elevation o Installation of one rooflight to the East and West elevation o Existing cast iron rainwater goods to be renovated as required o Demolition of side porch with making good any disturbed surfaces to expose stonework/features.

Whilst reference is made within the Planning Statement, no alterations are proposed within this application for internal alterations."

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                                      21/01056/CON                                     Page  3  of  4

PLANNING HISTORY 3.1 There are several applications upon the site as a whole and on The Old School House itself, as such apart from the corresponding application stated above, below are the most recent and relevant to this application;

3.1.1 PA19/00989/B - "Erection of a detached dwelling and alteration to existing vehicular access" - Permitted

3.1.2 PA19/00087/B - "Erection of a detached dwelling" - Permitted at Appeal

3.1.3 PA18/00532/REM - "Reserved Matters application for the erection of a detached dwelling (relating to PA 15/00794/A)" - Refused

3.1.4 PA17/00073/CON - Registered Building Application (RB 171) for demolition of existing garage and outbuildings, erection of new garage and garden walls (in connection with application 17/00072/GB) - Permitted

3.1.5 PA17/00072/GB - Demolition of existing garage and outbuildings, erection of new garage and garden walls (in connection with Registered Building Application 17/00073/CON) - Permitted

PLANNING POLICY 4.1 The site lies within an area zoned as Predominantly Residential on the Sulby Local Plan 1998 map. The site is not within a Conservation Area nor a Flood Risk Zone but is a registered Building, No.171.

4.2 In terms of the Isle of Man Strategic Plan 2016 given the nature of the application Strategic Policy 4 and Environment Policy 32 are the most relevant Strategic Policies which seeks that extensions or alteration do not detrimentally affect the character of the registered building followed by Environment Policy 34 which seeks the use of traditional materials in pre-1920 buildings, Strategic

4.3 Policies 1 and 5 which seek to make the best use of existing developed sites and ensuring new development is of good design, Spatial Polices 2 and 5 which ensure that development remains within settlement boundaries in line with the spatial hierarchy, paragraph 8.12.1 and General Policy 2 which ensures that development meets with the general standards towards acceptable development and not having an adverse impact on the surroundings or neighbours.

4.4 Planning Policy Statements: 1/01 Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man is relevant, specifically Policy RB/5 Alterations and Extensions which states, "In considering whether to grant planning approval for development which affects a registered building or its setting, the Department shall have special regard to the desirability of preserving the building or its setting." It is also mindful to acknowledge Planning Policy RB/6 which is for the demolition of Registered Buildings.

REPRESENTATIONS 5.1 The following representations can be found in full online;

5.2 Highway Services have considered the application and state, "No Highways Interest." (22.09.21 & 06.10.21)

5.3 Lezayre Parish Commissioners have written in to object to the proposal on the basis that the carport is not in keeping and should include an element of stone. (22.10.21)

5.4 DEFA Biodiversity have written in to comment regarding obtaining a bat survey (1.10.21), a bat survey was submitted for January 2021, final comments were received (30.11.21) which states that they would like a condition to make sure the mitigation detailed in Section 6.1 of the Manx Wildlife Trust's Bat Report is complied with.

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                                      21/01056/CON                                     Page  4  of  4

ASSESSMENT 6.1 The main consideration for this application is whether the partial demolition of the rear wall facing Victoria Place, having regard to the policies referred to in 4.0 of this report which seeks to ultimately preserve the historical interest of the property.

6.2 When looking at the Registered Building Notice, reference is made mainly to the "unspoilt, simplicity." With this in mind and having discussed the application with the Principle Registered Buildings Officer, it is deemed that the works proposed, alterations and demolition of the side porch would not detrimentally affect the property with regards to its character as a Registered Building or the overall streetscene.

6.3 It is considered that the overall character of streetscene and the Registered Building would be preserved.

CONCLUSION 7.1 This Registered Building consent proposal accords with the Strategic Polices outlined in 4.0 above and Planning Policy Statement 1/01 - Guide to the Conservation of the Historic Environment of the Isle of Man and is recommended for approval.

INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Registered Buildings) Regulations 2013, the following 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; (c) Manx National Heritage; and (d) The local authority in whose district the land the subject of the application is situated

8.2 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given Interested Person Status. __

I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status

Decision Made : Permitted Date : 17.02.2022

Determining officer

Signed : S BUTLER

Stephen Butler

Head of Development Management

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.