Loading document...
Application No.: 19/00517/GB Applicant: King Williams College Proposal: Roofing works, installation of replacement windows, replacement lead work and roof insulation (in association with 19/00518/CON) Site Address: King Williams College Science Building King Williams College Grounds Castletown Isle of Man IM9 1TP Principal Planner: Miss S E Corlett Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 09.07.2019 _________________________________________________________________
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.
_______________________________________________________________ Interested Person Status – Additional Persons
none _____________________________________________________________________________
Officer’s Report THE SITE
1.1 The site is the curtilage of King William's College, a collection of buildings situated between the A5 Castletown to Ballasalla road and the A12 Castletown to Derbyhaven Road. The complex of buildings comprises a main quadrangle with separate chapel, sports and residential accommodation. The application concerns part of the main quadrangle and particularly the south western part which has elevations to the west and south and also facing into the inner courtyard. - 1.2 The buildings are Registered - RB 185. THE PROPOSAL
2.1 Proposed are re-roofing and replacement windows. - 2.2 The areas of flat roofing to be re-finished lie on each side of the pitched roof at the south western corner of the quadrangle. These are currently lead on timber decking and asphalt on reinforced concrete. The pitched, slate roof is to be renewed, using the existing slates where possible (unstated as to what would be used where this is not possible), on 50 x 25 softwood treated battens on Tyvek breathable membrane on the existing roof timbers. The leadwork will be replaced with code 5 lead, cover flashing over, cut into the wall 30mm minimum. Existing outlets through the wall are to be increased in width be a minimum of 25% and new lead chutes to be formed with welded joints and dressed into the hopper head. All lead flashings, valley and soakers to be Code 5 lead laid to Lead Development Association recommendations, box gutter joints to be Premium Lead Expansion joints welded to LDA standards, Valley joints are to be overlapped by a minimum of 150mm and dressed 200mm under the slates. All new lead is to be treated with Patination Oil to manufacturer's recommendations. The lead lined valleys are to be formed using Code 5 lead sheet with valley lead and two tiling fillets to be supported on minimum 18mm thick and 225mm wide marine ply valley boards on either side of the rafters. Lead to be laid in lengths not exceeding 1.5m. Slates are to be bedded on mortar placed on a tile slip to prevent direct contact with the lead. The valley to have a minimum of 150mm width. All existing lead roofs are to be inspected and if retained, treated with Lead Sheet Restorer Formula G3 as per manufacturer's recommendations. - 2.3 New insulation is to be introduced in two layers - 100mm between joists with 200mm over, laid at right angles. - 2.4 The areas of flat roofing will be re-finished where appropriate with a fibreglass roofing system joined to the adjacent walls with lead flashing and beneath this will be 18mm plywood, 100mm insulation layer, 50mm insulation layer, 50 x 50 softwood treated bearers with a vapour barrier (Visqueen or similar) above the existing concrete slab. - 2.5 The windows to be replaced are on the rear of the west facing section of this part of the building and on the south facing elevation - 6 in total. The rear facing windows are a double sliding sash with solid mullion between with a smaller sliding sash on the northern return. The outward facing windows are a mix of different styles of Georgian pane, all of which will be replicated in hardwood.
3.1 The site is designated on the Area Plan for the South as Buildings or Land for Civic, Cultural or Other use - College. The site is not within the town's Conservation Area but the buildings are Registered. As such, the following policies and proposals are applicable to this proposal:
3.2 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 Environment Policy 34: In the maintenance, alteration or extension of pre-1920 buildings, the use of traditional materials will be preferred. - 3.4 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. - 3.5 Planning Policy Statement 1/01 - Conservation of the Historic Environment of the Isle of Man 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 affect upon the building's special interest as a result of several minor works which may individually seem of little consequence.
3.6 FInally, advice is available through Planning Circular 1/98 on the replacement of windows in Registered Buildings and this requires the originals to be retained where practicable and where not, new windows should replicate the originals in all respects except where circumstances justify a departure.
4.1 There have been various applications for alterations and extensions, including the replacement of windows (14/00472/CON and 14/00471/GB), none of which are particularly relevant to the consideration of the current application. REPRESENTATIONS - 5.1 Highway Services have no highway interest in the application (17.05.19). ASSESSMENT - 6.1 The issues are whether the proposed works will adversely affect this building which is of acknowledged historic interest. The applicant explains that they are aware of the buildings' historical importance but of equal concern is energy efficiency and the safety and comfort of their pupils. In this case, where windows are beyond repair, this represents an opportunity to improve the energy efficiency of the building, reduce energy bills and increasing the safety and comfort of the pupils. In previous years the window maintenance has fallen behind and five years ago a rolling programme of repairs and replacement was introduced and what is proposed is a modern replacement of the original style but incorporating draught-proofing and double glazing.
6.2 In respect of the flat roofing they cannot advise what the current method of construction and finish is until it is exposed. Invasive work like this cannot be undertaken whilst the building is being used. Re-slating will utilise existing salvaged slates and from previous experience it is usually possible to salvage half of the existing slates which will be used on the front elevation with new slates on the rear. - 6.3 The application must be considered to preserve the historically important elements of the building in order to be acceptable and in this case, the details and appearance of the windows, including the opening style, will replicate the existing as well as providing more thermal efficiency and better and more comfortable use of the building which will ensure its continued maintenance, and a use which reflects its original function. The repairs to the roofing are unlikely to either be particularly prominent or adversely affect the character or appearance of the building.
7.1 All of the aspects of the proposal are considered to be appropriate to the historical significance of the building in line with the Strategic Plan, Planning Circular and PPS policies and are supported. 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:
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.
Decision Made : Permitted Date: 10.07.2019 Determining officer
Signed : C BALMER Chris Balmer Principal Planner
Copyright in submitted documents remains with their authors. Request removal
View as Markdown