Loading document...
==== PAGE 1 ====
23/00887/CON Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 23/00887/CON Applicant : Atlas Maintenance Services Ltd Proposal : Registered Building Consent for refurbishment works to property including removal of existing internal render/plaster, applying new internal lime plaster, remedial works to ground floor and installation of extractor fans to kitchen and bathroom - RB 108 Site Address : 5 Charles Street Peel Isle Of Man IM5 1AF
Technical Officer: Mr Thomas Sinden Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 15.09.2023 __
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 installation of the extract ventilation from the bathroom and kitchen, details of the external louvres are to be submitted to and approved in writing by the Department. Thereafter, the works are to be carried out in accordance with the approved details.
Reason: To ensure that the special interest of the registered building is preserved and protected.
This application has been recommended for approval for the following reason. The proposals meet the tests of Section 16 of the Town and Country Planning Act 1999, and the tests of Strategic Policy 4 and Environment Policy 32 of the Strategic Plan 2016, as the special interest of the Registered Building is being preserved and protected. It is therefore judged that the application is acceptable.
Plans/Drawings/Information; This decision relates to the schedule of works and other supporting information submitted on 10th August 2023.
==== PAGE 2 ====
23/00887/CON Page 2 of 4
Interested Person Status - Additional Persons
None __
Officer’s Report
1.0 THE SITE 1.1 The site is 5 Charles Street, Peel. The property is part of a terrace of vernacular two storey terraced dwellings that are entered on the Protected Buildings Register (RB108). On the first edition OS Map from the 1860s, the street is named Pilot Street. In 1874, when the name of Peel's streets was causing some confusion, Peel High-Bailiff R J Moore issued a printed poster clarifying the name which was to be used for each street. Charles Street was noted as having previously been called 'Walker's Lane', the 'Boy-Bowyer's Lane', and 'Pilot Street'. The street is named after notable resident Mr Charles Morrison, as it lead from his dwelling to his warehouse. The registered terrace has special interest as one of the most significant and representative examples of working class dwellings from the early 19th century, with surviving architectural features, setting and plan forms.
2.0 THE PROPOSAL 2.1 The application seeks registered building consent to remove the existing internal render/plaster, applying new internal lime plaster, undertake remedial works to the ground floor slab and the installation of extractor fans to kitchen and bathroom.
3.0 PLANNING POLICY. 3.1 TOWN AND COUNTRY PLANNING ACT 1999 S16 Registered buildings: supplementary provisions (3) In considering - (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.
3.2 National policy: THE ISLE OF MAN STRATEGIC PLAN 2016 General Policy 2: 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:
(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; and (g) does not affect adversely the amenity of local residents or the character of the locality.
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.
3.3 Planning Policy Statements: 1/01 Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man
==== PAGE 3 ====
23/00887/CON Page 3 of 4
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.
4.0 PLANNING HISTORY 4.1 Applications 23/00523/B and 23/00524/CON permitted the installation of replacement windows and door. Applications 23/00833/CON and 23/00834/GB permitted the installation of a replacement roof finished in natural slate and the installation of a roof light.
5.0 REPRESENTATIONS 5.1 No representations have been received regarding the application.
6.0 ASSESSMENT 6.1 The pertinent issue to be assessed by this application is the impact of the proposed alterations on the special interest of the registered building.
6.2 Prior to submission of this application, the property's new owner met with the registered buildings officers at the property to discuss the current issues with the fabric and the likely best course of action to remedy these issues. It is apparent that gypsum and cement based plaster/mortar has been used to undertake repair works to the external walls at some point in the past, and this has resulted in moisture being trapped within the walls. This issue is now showing as damp areas internally. The proposed works to remove the gypsum/cement based material from the walls, both internally and externally, is intended to allow the walls to dry out. Once the walls have been given time to dry out, lime based plaster will be applied internally and lime based pointing will be applied externally. This approach is considered to be entirely appropriate, and one that is hoped will preserve and protect the building's historic fabric.
6.3 In connection with the proposed works to the external walls mentioned in 6.2 above, it is proposed to cut the existing ground floor slab adjacent to the southern wall, install a channel for pipework, and provide a moisture barrier between the slab and the wall. The floor slab is concrete, and is not thought to be historic. The creation of a moisture barrier at the junction with the southern wall is considered to be a sensible precaution, and it is judged that this proposed work would not negatively impact the building's special interest.
6.4 The final element of the works proposed within this application is the installation of extractor fans to the kitchen and bathroom. Having increased levels of ventilation in the bathroom and kitchen would clearly assist in preserving the historic fabric of the building, and as the penetrations would be relatively modest, it is considered that the ventilation benefits outweigh the harm that would be caused to the external walls. No details of the external louvres have been provided within the application details. Given that the form and colour of these louvres could have an impact on the character of the property, it is recommended that a condition be attached to any approval that requires details to be submitted prior to installation.
==== PAGE 4 ====
23/00887/CON Page 4 of 4
7.0 CONCLUSION 7.1 It is judged that the proposals meet the tests of Section 16 of the Town and Country Planning Act 1999, and the tests of Strategic Policy 4 and Environment Policy 32 of the Strategic Plan 2016, as the special interest of the Registered Building is being preserved and protected. It is therefore recommended that the application be approved.
8.0 INTERESTED PERSONS 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) Manx National Heritage; and (c) 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 Principal Planner 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: 18.09.2023
Determining officer Signed : J SINGLETON
Jason Singleton
Principal Planner
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.
Copyright in submitted documents remains with their authors. Request removal