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Application No.: 18/00027/CON Applicant: Steven Elkins Proposal: Registered Building consent for the replacement of rotten windows and door light with hardwood windows painted white RB 122 (in connection with application 17/00026/GB) Site Address: Welch House Church Road Onchan Isle of Man IM3 1BF Case Officer : Mr Owen Gore Photo Taken: 13.02.2018 Site Visit: 13.02.2018 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 19.04.2018 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions
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.
Reason: In the avoidance of doubt and in accordance with Environment Policy 32 of the Isle of Man Strategic Plan 2016 and Policies RB/3 and RB/5 of Planning Policy Statement 1/01.
Reason: In the interests of retaining the character and appearance of the Registered building in accordance with Environment Policy 32 of the Isle of Man Strategic Plan 2016 and Policies RB/3 and RB/5 of Planning Policy Statement 1/01.
This Registered Building consent relates to the following plans and documents: Dwg No.1707-1 - Site Plan and Site Location Plan Photographs Date-stamped as having been received 10 January 2018 Photographs received by email 29 March 2018 Frame and vent sections received by email 16 April 2018 _______________________________________________________________
It is recommended that the following persons should be given Interested Person Status on the basis that they have made written submissions and they are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are mentioned in Article 6(4):
The Friends of Onchan's Heritage _____________________________________________________________________________
Officer’s Report THE SITE
1.1 The application site comprises of the curtilage of a detached, Registered Building (RB 122) located on Church Road within the Onchan Conservation Area. - 1.2 According to the site history, the building was originally constructed between 1833 and 1842 as an Infant School and has since been in use as a band practice room and an office. The renovation works carried out in 1970 (understood to be in conjunction with the Isle of Man Victorian Society) included raising the gable end walls to allow the installation of the First Floor accessed via a staircase which 'came from a house which was being demolished at the time and the oak front door came from St Mary's Church in Douglas - it was the door to the Confessional'. The works also included the toilet and Kitchen installed beneath the stairs. Planning application ref: - 18/00026/GB is linked to this application. THE PROPOSAL
2.1 The proposal is for replacement windows to the first floor, on the front and back and a replacement door light above the main entrance; all will be replaced with hardwood replicas, painted white to match the existing. PLANNING POLICY - 3.1 The application building and site are located within the Onchan Conservation Area and the building is Registered.
3.2 In addition to the policies identifying general planning considerations that are applicable to the assessment of the accompanying planning application 18/00026/GB it is considered that the Strategic Plan contains policies that are specifically material to the assessment of this current planning application. - 3.3 Environment Policy 32 concerns extensions or alterations to a Registered Building and states that proposals that would affect detrimentally its character as a building of special architectural or historic interest will not be permitted. - 3.4 Planning Policy Statement 1/01 contains several policies applicable to the consideration of this application. Policy RB/3 provides the general criteria that are applied in considering registered building applications.
3.5 Policy RB/5 'Alterations and Extensions' is also relevant. This policy states that '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'.
4.1 The application site has been the subject of a number of previous planning applications, one in particular is considered to be relevant to the assessment of this current planning application.
REPRESENTATIONS
5.1 Onchan District Commissioners have commented on this application and stated that 'the commissioners recommend that the application be approved for planning purposes only', in the letter dated 22 January 2018.
5.2 The Friends of Onchan's Heritage have submitted comments proving some background to the existing windows. These comments state that the windows 'were installed in 1977 at the time the building was renovated for the Shearwater Press'. The comments continue that 'The fanlight is however original to the 1840's building and should be repaired rather than replaced if the rot bis [sic] not too bad'. - 5.3 Manx National Heritage was consulted on the 13 February 2018; however no comments have been received at the time of writing.
6.1 The content of this application must be assessed with particular consideration to Policy RB/5 Alterations and Extensions of Planning Policy Statement 1/01, together with Environment Policy 32 within the Strategic Plan
6.2 As stated above, the existing, first floor windows are understood to have been installed sometime on the 1970's, although it was observed onsite that the designs of the frames in terms of chamfering on the frames and glazing bars, were different, which would suggest that they were made at different times without attention to the originals or each other. It has been suggested by consultees that the fanlight above the door is original to the building, from the 1840's. - 6.3 The applicant has confirmed, providing photographs as evidence, that the fanlight is beyond repair due to rot, but has agreed to retain the glass for use in the replacement fanlight. Some section details have been provided and the applicant has stated that the proposed fanlight will match existing in terms of design. The applicant also advised that the fabric of the building will not be disturbed replacing the windows or door fan light. - 6.4 Because all three of the designs for the windows are different the applicant has stated that the windows will be designed match the original fan light window above the door.
7.1 The proposed works would not have a harmful impact on the Registered Building in accordance with Environment Policy 32 of the Strategic Plan and Policies RB/3 and RB/5 of Planning Policy Statement 1/01. Therefore the application should be approved subject to conditions.
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.
Decision Made : Permitted Date : 20.04.2018 Determining officer
Signed : S BUTLER Stephen Butler Head of Development Management
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