Officer Report

Application No.: 17/01246/GB Applicant: Douglas Borough Council Proposal: Creation of doorway in place of existing window to provide level access (in connection with registered building application 17/01247/CON) Site Address: Town Hall Ridgeway Street Douglas Isle Of Man IM1 1EP Case Officer : Mr Chris Balmer Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 04.01.2018 _________________________________________________________________

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.

Plans/Drawings/Information;

This approval relates to drawings reference numbers p/10-00, p/10-01 and P/12-01 all received on 4th December 2017. _______________________________________________________________ Interested Person Status – Additional Persons None _____________________________________________________________________________

- 1.0 THE SITE

Officer’s Report

1.1 The application site represents the curtilage of Town Hall (Douglas Borough Council). The application site is located within Athol St/Victoria St Conservation Area. The building is Registered Building 169 by virtue of its aesthetic and historical interest.

2.0 THE PROPOSAL - 2.1 The application is for both registered building consent (17/01247/CON) and planning permission (17/01246/GB) for the creation of doorway in place of existing window to provide level access. Both applications are being considered together. The door would be access off John Street (side elevation of building). - 2.2 The door would be timber in material and be design (timber panelled at lower section and glazed panelled windows to upper section) to have a similar style to the main front doors of the Town Hall. The new doorway will enable disabled access to the building as currently there is no level access to the Town Hall main reception or Council Chambers and offices. This proposal follows various options and this was concluded to be the most appropriate and least intrusive.

3.0 PLANNING HISTORY - 3.1 There have been a number of previous planning applications; however, none are considered relevant in the determination of these applications.

4.0 PLANNING STATUS - 4.1 In terms of local plan policy, the application site is within an area recognised as being within a mixed use area (Retail/Office) under the Douglas Local Plan. The site is within a Conservation Area and the Building is Registered, as such the following policies are relevant in the determination of the application. - 4.2 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." - 4.3 Environment Policy 34 states: "In the maintenance, alteration or extension of pre-1920 buildings, the use of traditional materials will be preferred." - 4.4 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." - 4.5 Planning Policy Statement 1/01 - Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man sets down the policies in relation to the conservation of the built environment of the Isle of Man, including policy for the identification and protection of historic buildings, conservation areas and other elements of the environment. This policy statement contains one policy that is considered specifically material to the assessment of this planning application: - 4.6 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."
• 4.7 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."
• 4.8 Finally, Planning Circular 1/98: The Alteration and Replacement of Windows sets down the policies in respect of the alteration or replacement of windows. Part 5 Category (a) Registered Building states: "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 designs. This policy will be strictly applied other than where the particular circumstances are so exceptional to justify a relaxation."

5.0 REPRESENTATIONS - 5.1 Douglas Borough Council, no objection (15.12.2017). - 5.2 Highway Services do not object (21.12.2017): "The application is for the creation of a new doorway in place of an existing window to provide level access. Highway Services does not oppose this application."

6.0 ASSESSMENT - 6.1 The Town Hall is registered by virtue of its architectural and historic interest and is typical of the end of 19th Century style associated with fine early Arts and Crafts details and it is a key building within the Athol Street/Victoria Street Conservation Area; therefore both of these aspects are key considerations in the determination of this application. The proposed new door, replacing a single sliding sash window is considered acceptable and would not have an adverse impact upon the character and appearance of the Registered Building or the Conservation Area which would be preserved. Further, the works would enable disabled access to the building which is of benefit to such users of the building.

7.0 CONCLUSION - 7.1 Overall it is considered that the proposal does not affect its special architectural or historic character and therefore complies with the requirements of Environment Policies 32, 34 and 35 and Planning Policy Statement 1/01.

8.0 INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 (Article 6(4), 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) Highway Services Division of Department of Infrastructure and _____________________________________________________________________

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.

Decision Made : Permitted Date : 05.01.2018 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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