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                                      22/00280/CON                                     Page  1  of  6

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No. : 22/00280/CON Applicant : Mr & Mrs Thomas Hampden & Lara Elizabeth Inskip Proposal : Demolition of north east wing; external material alterations to north west wing; internal alterations to create family room; other minor internal alterations; partial demolition of non- historic garden wall to accommodate site access and reinstatement of same following construction works (in association with 22/00281/GB) RB269. Site Address : Lorne House Douglas Street Castletown Isle Of Man IM9 1AZ

Registered Buildings Officer: Mr Ross Brazier Photo Taken : Site Visit : Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 21.06.2022 __

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. Compliance with Submitted Mitigation Scheme The development hereby approved shall be carried out in strict accordance with the submitted Building Investigation Report (Phase 2) by Katie Watson Consulting dated 15.05.22 to provide appropriate mitigation for bats. The identified measures within the report shall be adhered to and implemented in full and maintained thereafter. Reason: To safeguard a statutorily protected species

C 3. Registered Building Making Good 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 and approved in writing by the Department and thereafter implemented within time period to be agreed with the Department.

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                                      22/00280/CON                                     Page  2  of  6

Reason: to ensure the satisfactory preservation of this registered building

This application has been recommended for approval for the following reason. The proposals are considered to be in accordance with the Strategic Plan policies, Policies RB/3 AND RB/5 of Planning Policy Statement 1/01 and are acceptable.

Plans/Drawings/Information;

This decision relates to the following: 01 LOCATION PLAN 02.A SITE PLAN o AS EXISTING 03 GROUND FLOOR PLAN o AS EXISTING 04 FIRST FLOOR PLAN o AS EXISTING 05 BASEMENT FLOOR PLAN o AS EXISTING 06 ELEVATIONS o AS EXISTING 07 ELEVATIONS o AS EXISTING 08 SECTIONS o AS EXISTING 09.A PLANNING STATEMENT 01 10.A PLANNING STATEMENT 02 No 10B 11.B PLANNING STATEMENT 05 11C 12 PLANNING STATEMENT 04 13.A SITE PLAN o AS PROPOSED 14.D PLAN o GROUND FLOOR o AS PROPOSED 15.C PLAN o FIRST FLOOR o AS PROPOSED 16.B PLAN o BASEMENT FLOOR o AS PROPOSED 17.C ELEVATIONS o AS PROPOSED 18.D ELEVATIONS o AS PROPOSED 19B SECTIONS o AS PROPOSED 20B SECTIONS o AS PROPOSED 21 GARDEN WALL o FORMATION OF SITE ACCESS Planning Statement by Sarah Corlett Town Planning Building Inspection Report (Phase 2) by Katie Watson Consulting dated 15.05.22 And all other supporting information received on 08.03.22,27.05.22 and 09.06.22

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Interested Person Status - Additional Persons

DOI Highways and Isle of Man Natural History and Antiqurian Society have not indicated any land that they own that would be impacted on by the development and (in the relation to DOI Highways) are not afforded IPS as a Government Department under the RB Regs. __

Officer’s Report

THE SITE 1.1 The site is the Registered Building Lorne House (RB 269) is a large Georgian house set inlarge grounds to the north of the harbour in Castletown. The house was built in 1826-7 and has been attributed as the work of notable architect Thomas Brine (1766-1840), although there is no documentary evidence to confirm this. The house has undergone numerous alterations and extensions and was for a time used as offices and flats. The property is located within the Castletown Conservation Area

THE PROPOSAL

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                                      22/00280/CON                                     Page  3  of  6

2.1 The proposals seek registered building consent for the Demolition of north east wing; external material alterations to North West wing; internal alterations to create family room; other minor internal alterations; partial demolition of non-historic garden wall to accommodate site access and reinstatement of same following construction works.

PLANNING POLICY 3.1 TOWN AND COUNTRY PLANNING ACT 1999 S16 Registered buildings: supplementary provisions (3) In considering - (a) whether to grant planning approval for development which affects a registered building or its setting, or (b) whether to grant registered building consent for any works, the relevant 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.

S18 Designation of conservation areas (4) Where any area is for the time being a conservation area, special attention shall be paid to the desirability of preserving or enhancing its character or appearance in the exercise, with respect to any buildings or other land in the area, of any powers under this Act

3.2 National policy: THE ISLE OF MAN STRATEGIC PLAN 2016 Strategic Policy 4: Proposals for development must: (a) Protect or enhance the fabric and setting of Ancient Monuments, Registered Buildings(1), Conservation Areas(2), buildings and structures within National Heritage Areas and sites of archaeological interest; Environment Policy 32: 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: In the maintenance, alteration or extension of pre-1920 buildings, the use of traditional materials will be preferred. Environment Policy 35: 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.

3.3 Planning Policy Statements: 1/01 Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man

POLICY 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).

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                                      22/00280/CON                                     Page  4  of  6

POLICY 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 effect 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 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

PLANNING HISTORY

4.1 The site has been subject of a number of applications since being registered those considered of note to this case are the following;

88/01705/B proposed a three storey extension for dining room and additional bedrooms - permitted 10/00409/B - erection of stone wall, iron railings and entrance gate - permitted at appeal 10/00986/B proposed the erection of an electricity substation - permitted 10/01037/B proposed the erection of a stone wall to replace existing fencing adjacent to Smetana Close - permitted at appeal 10/01039/B - relocation of tennis court - permitted 10/01040/B proposed the demolition of existing outbuildings and the erection of a gatehouse dwelling - withdrawn prior to a decision being taken 10/01042/C proposed the change of use from existing mixed office and residential accommodation to a private dwelling - permitted 10/01043/B - erection of boundary wall to the rear of How Yngren - refused at appeal 10/01046/B proposed a new vehicular access onto Bridge Street and was refused at appeal 10/01048/B - demolition of existing garage and erection of replacement garage - approved 10/01059/B - erection of boundary wall to the north west of the house - permitted 10/01644/B - demolition of existing outbuildings and erection of gatehouse dwelling - refused at appeal 11/01140/B - erection of new boundary wall to the rear of How Yngren - permitted 12/00607/B proposed the demolition of outbuildings, repair of existing garden wall and provision of new parking area at the northern end of the site - permitted 13/00613/B - erection of greenhouse and associated landscaping - permitted 15/01318/CON - appeal against the de-Registration of the property - approved at appeal

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                                      22/00280/CON                                     Page  5  of  6

17/00685/C - additional use of the building as an educational/visitor centre with function space and catering facilities - permitted 18/00488/CON and 18/00487/D - signage -permitted 21/01458/CON-Registered Building consent for alterations including the installation of 2 new rooflights and internal alterations (in association with PA 21/01457/GB) RB.269 -Permitted 21/01457/GB-Alterations including the installation of 2 new rooflights (in association with PA 21/01458/CON) RB.269 - Permitted REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.

5.1 Castletown Commissioners stated they were fully supportive of the proposals (07.04.22) 5.2 Highways Services indicated there is no highway interest in the application (16.12.21) and again on (13.01.22) in relation to additional drawing submitted. 5.3.1 DEFA Ecosystems advised that a bat survey report is provided to planning prior to determination of this application. As we are now also into the main breeding bird season, the assessment will also need to consider the potential for birds and their nests, eggs and chicks, in the section of the building which is to be demolished (07.04.22). 5.3.2 DEFA Ecosystems then confirmed that the Katie Watson Consulting's Building Assessment for Lorne House (Phase 2) dated 12th May 2022, is all in order and a suitable level of assessment has been undertaken. As a pair of nesting house sparrow were found immediately next to the section of building which is to be demolished, the demolition must wait until the sparrows have finished nesting and the young have fledged. Demolition will be disturbing to the Schedule 1 House Sparrows. It is an offence recklessly or intentionally disturb a Schedule 1 species while it is nest building, or at a nest containing eggs or young, or disturb the dependent young of such a bird. The assessment categorised this section of Lorne House as having low bat roosting potential. In order to ensure that any bats and bat roosts that could be present in Lorne House are protected during the works, I request that the recommendations detailed in section 5.1.1 of the Building Inspection Report are secured as a condition on approval (24.05.22). 5.4 Manx National Heritage (MNH) were consulted (07.04.22) but provided no comments. 5.5 The Isle of Man Natural History and Antiquarian Society (IOMNHAS) commented that they fully supports the removal of the more recent additions that will enable the applicants to return Lorne House to its original 3-bay form, whilst also pointing out they found some of the elevation naming was unclear. (19.04.22) ASSESSMENT 6.1 The issues in this case are whether the proposed works to the building will preserve the registered building or its setting or any features of special architectural or historic interest which it possesses and will preserve or enhance the character or appearance of the conservation area. 6.2 The building is in need of some upgrading to return the property to a family home, which it has not been for some time. The majority of the works are to remove later unsympathetic extensions that have occurred to the property over time and to enable more efficient access around the property to make better use of the rooms. The applicant has identified the significance of the building and assessed the impact of the proposals upon the significance of the building providing a justification where required. 6.3 The loss of the later extensions will enable the historic property to be return to its original form as a house, as the later additions are associated with other uses of the building and will provide a restored Georgian appearance and is supported. 6.4 The internal alterations will have limited impact upon historic fabric due to the extent of alterations previously undertaken, where there is alteration to historic fabric such as the creation of the opening between the kitchen and principal room, it is considered that the proposed benefits of the scheme outweigh any loss or harm caused to the significance of the property and are therefore justified and supported.

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                                      22/00280/CON                                     Page  6  of  6

6.3 The proposals include an alteration to the rooflight detail previously approved works the roof lights will not be visible externally from within the grounds of the building nor from the conservation area given their position within the roofscape of the property sitting on pitches blocked from view by other wings of the building. 6.4 DEFA Ecosystems are satisfied by the report submitted and have requested appropriate conditions.

CONCLUSION 7.1 The proposals are considered to be beneficial to the building helping to preserve it and will have no impact upon the character or appearance of the conservation area and to be in accordance with the Strategic Plan policies, Policies RB/3, RB/5, CA/2 of Planning Policy Statement 1/01 and is supported.

INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Registered Buildings) Regulations 2013 (As Amended), the following are automatically interested persons: o The applicant, or if there is one, the applicant's agent; 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 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 : 21.06.2022

Determining officer Signed : S BUTLER

Stephen Butler

Head of Development Management

Customer note

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