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                                      19/00772/CON                                     Page  1  of  4

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 19/00772/CON Applicant : The Milntown Trust Proposal : Registered Building consent for alterations, erection of a detached gardens entrance building and creation of an opening in existing walled garden to provide pedestrian access (in association with 19/00771/GB) Registered Building Nos. 168 Site Address : Milntown Glen Auldyn Ramsey Isle of Man IM7 2AB

Principal Planner: Mr Chris Balmer Photo Taken : 13.08.2019 Site Visit : 13.08.2019 Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 19.08.2019 __

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.

Plans/Drawings/Information:

This approval relates to the submitted documents and drawings reference numbers SM19/492/1 all received on 10th July 2019.

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Interested Person Status - Additional Persons

None __

Officer’s Report

1.0 SITE 1.1 The site represents the residential curtilage of Milntown Mansion, Glen Auldyn, Ramsey, which is a large detached property set within substantial grounds, located on a corner plot with Lezayre Road to the north and Glen Auldyn Road to the west of the site.

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2.0 PROPOSAL 2.1 The application seeks approval for Registered Building consent for alterations, erection of a detached gardens entrance building and creation of an opening in existing walled garden to provide pedestrian access (in association with 19/00771/GB) Registered Building Nos. 168.

2.2 A new flat roofed, Siberian Larch cladding finish building would be sited to the southeast of the Milntown Mansion and would run partially parallel with the outside wall of the walled gardens of the property. The building would be 3.5m in width, 5.5m in depth and a height of 2.7m.

2.3 The proposed building is a dedicated entrance building for visitors of the gardens. Currently visitors have to go into the café (within Milntown Mansion) to pay and then enter the gardens. This would provide a more direct route. The proposal also includes a pedestrian gateway though the existing wall of the walled gardens.

3.0 PLANNING STATUS 3.1 The application site is within an area recognised as being an area of 'Low Density Housing in Parkland', under the Isle of Man Development Plan Order 1982. The site is not within a Conservation Area; but is within an area zoned as High Landscape or Coastal Value and Scenic Significance. The property is also a Registered Building (nr 168).

3.2 Due to the zoning of the site, and the nature of the proposed development, the following Planning Policy is relevant in the consideration of the application:-

3.3 Environment Policy 2 states: "The present system of landscape classification of Areas of High Landscape or Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that:

(a) the development would not harm the character and quality of the landscape; or (b) the location for the development is essential."

3.4 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."

3.5 Planning Policy Statement 1/01 RB/3 states: "General Criteria Applied in Considering Registered Building Applications. The issues that are generally relevant to the consideration of all registered building applications are: o The importance of the building, its intrinsic architectural and historic interest and rarity, relative to the Island as a whole and within the local context; o The particular physical features of the building (which may include its design, plan, materials or location) which justify its inclusion in the register; descriptions annexed to the entry in the register may draw attention to features of particular interest or value, but they are not exhaustive and other features of importance, (e.g. Interiors, murals, hidden fireplaces) may come to light after the building's entry in the register; o The building's setting and its contribution to the local scene, which may be very important, e.g. Where it forms an element in a group, park, garden or other townscape or landscape, or where it shares particular architectural forms or details with other buildings nearby (including other registered buildings)."

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3.6 RB/5: Alterations and Extensions states: "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."

4.0 PLANNING HISTORY 4.1 There have been a number of previous planning applications within the estate; however, none are considered relevant in the assessment and determination of this application.

5.0 REPRESENTATIONS 5.1 Lezayre Parish Commissioners approve the application (09.08.2019).

6.0 ASSESSMENT 6.1 Given the land-use designation and the type of development the following elements are relevant to consideration in the determination of this application; (a) principle of development; (b) potential impact upon the visual amenities of the area and Impact upon the Registered Building.

Principle of development 6.2 As indicated the site is zoned as being 'Low Density Housing in Parkland', under the Isle of Man Development Plan Order 1982. There is no overriding policy that allows for new development for additional buildings, nevertheless, permission have been granted for new building within the site in recent times which are associated with the use of the building as a tourist attraction and also to maintain it. This currently, proposal would fit with the continued acceptation of such types of buildings within the estate grounds.

6.3 Further, the need of the building is accepted and would make access to the gardens for visitor's easier and less disruptive for the operation of the restaurant.

Potential impact upon the visual amenities of the area and Impact upon the Registered Building 6.4 The building would essentially be situated away from the Milntown Mansion building, approximately between 10 and 20m to the south. The building would also be sited between the existing stone wall of the wall garden and large amounts of mature landscaping. Accordingly, it is unlikely the new building would be read against the Milntown Mansion. Further, views of the building would be limited to person walking towards it from the footpath which serves it. There would not be any open views of the building. While its design and flat roofed appearance is arguably not ideal, and perhaps more of a traditional styled building would have been better (pre-application discussions where had and such building was suggested); it does have some benefits being low in height and with the timber finish, this reduces it appearance given its surroundings. A more traditional building may have been more apparent from inside the Waller garden for example.

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6.5 Overall, given it modest size and positioned between the existing wall garden and mature vegetation, it is considered the proposal to be an acceptable form of development which would not impact upon the quality and character of the registered building.

7.0 CONCLUSION 7.1 It is recommended that the planning application be approved due to complying with RB/3 and RB/5 of Planning Policy Statement 1/01 and Environment Policy 32 and Environment Policy 1 & 2 of the Isle of Man Strategic Plan 2016.

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:

(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; (c) Manx National Heritage; and (d) The local authority in whose district the land the subject of the application is situated __

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: 19.08.2019

Determining officer

Signed : S CORLETT Sarah Corlett

Principal Planner

Customer note

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