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Application No.: 17/01310/CON Applicant: Mrs Cheryl Boothman Proposal: Registered Building consent for replacement windows to front elevation and replacement dormer window to side elevation - RB 123 (in connection with planning application 17/01309/GB) Site Address: Braeside 58 King Edward Road Onchan Isle Of Man IM3 2AT Case Officer : Mr Chris Balmer Expected Decision Level: Officer Delegation Recommended Decision: Permitted
C : Conditions for approval N : Notes attached to conditions
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.
This approval relates to the submitted documents and drawings reference numbers 393/2/1, 393/2/2 and 393/2/3 all received on 20th December 2017. _______________________________________________________________
None _____________________________________________________________________________
1.0 THE APPLICATION SITE - 1.1 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. 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. - 1.2 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. BaillieScott, had built on the Isle of Man (the other and earlier pair were built in Victoria Road, Douglas, in 1895-96 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 189293, 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)."
2.0 THE PROPOSAL - 2.1 This application seeks Registered Building consent for replacement windows to front elevation and replacement dormer window to side elevation - RB 123 (in connection with planning application 17/01309/GB). A total of 10 windows would be replaced in timber windows to match the existing with same pattern and design and painted black.
3.1 The following applications are considered relevant as they illustrate that alterations have been carried out to the properties in the recent past:
17/01309/GB - Replacement windows to front elevation and replacement dormer window to side elevation - RB 123 (in connection with registered building application 17/01310/CON) PENDING CONSIDERATION
16/01138/CON - Registered Building consent for the installation of replacement windows, doors and rainwater goods (In association with 16/01137/GB) - Braeside, 58 King Edward Road, Onchan - Application PERMITTED
16/01137/GB - Installation of replacement windows, doors and rainwater goods (In association with 16/01138/CON) - Braeside, 58 King Edward Road, Onchan - Application PERMITTED
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
4.1 As Braeside is a Registered Building and the application seeks to replace the existing windows, 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.
4.2 Strategic Policy 4 states: "Proposals for development must:
4.3 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:
4.3 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." - 4.4 Environment Policy 34 states: "In the maintenance, alteration or extensions of pre-1920 buildings, the use of traditional materials will be preferred." - 4.5 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."
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."
5.1 Onchan District Commissioners recommend that the application be APPROVED with the following condition attached (10.01.2018):
"the replacement windows are in keeping in style and materials with existing properties"
6.1 This application seeks Registered Building consent for replacement windows to front elevation and replacement dormer window to side elevation - RB 123 (in connection with planning application 17/01309/GB).
6.2 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. - 6.3 That proposed are painted timber casement windows in the same opening format as those currently in place and are considered to be appropriate. - 6.4 It should be noted that the proposed windows are identical to the style, materials and design of windows that where recently approved to the rear widows to the same application property (16/01138/CON & 16/01137/GB). - 6.5 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.
7.1 For the reasons set out above, this application is considered to be acceptable and is recommended for approval. - 8.0 INTERESTED PERSON STATUS
8.1 By virtue of the Town and Country Planning (Registered Buildings) Regulations 2013, the following are automatically interested persons:
I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted Date: 29.01.2018 Determining officer
Signed : S CORLETT Sarah Corlett Senior Planning Officer
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