Loading document...
==== PAGE 1 ====
19/00417/CON Page 1 of 7
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 19/00417/CON Applicant : Renton Property Holdings Ltd Proposal : Registered building consent for alterations to vehicle access and change of use from guest house to three residential units (in association with PA 19/00416/GB) Registered Building Nos. 177 Site Address : Kings Guest House Queens Promenade Douglas Isle Of Man IM2 4PL
Planning Officer: Mr Nick Salt Photo Taken : 13.06.2019 Site Visit : 13.06.2019 Expected Decision Level : Planning Committee
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 18.09.2019 __
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.
C 2. All work of making good the surrounding areas of any physical alterations, hereby approved, to the existing historic fabric, shall be finished to match exactly the existing building fabric in respect of type, size, colour, bond, pointing, coursing, jointing, profile and texture.
Reason: To ensure the satisfactory preservation of this registered building and in the interests of the character and appearance of the site and surrounding area in accordance with General Policy 2 and Environment Policy 32 of The Isle of Man Strategic Plan 2016 and Policy RB/3 and Policy RB/5 of Planning Policy Statement 1/01.
C 3. All internal and external alterations and repairs shall be carried out in accordance with the approved plans and tables of works set out within the planning application as approved.
Reason: To ensure the satisfactory preservation of this registered building and in the interests of the character and appearance of the site and surrounding area in accordance with General Policy 2 and Environment Policy 32 of The Isle of Man Strategic Plan 2016 and Policy RB/3 and Policy RB/5 of Planning Policy Statement 1/01.
==== PAGE 2 ====
19/00417/CON Page 2 of 7
Plans/Drawings/Information;
This permission relates to following plans and drawings, date stamped received on 08th April 2019: o Site and Location Plans
18/2725/01 o Existing floor plans
18/2725/02 o Existing elevations
18/2725/03 o Proposed site plan
18/2725/04 o Proposed ground & first floor plans 18/2725/05
o Proposed second & third floor plans 18/2725/06
o Proposed elevations
18/2725/07 o Proposed sections & details part 1 of 2 18/2725/08
o Proposed sections & details part 2 of 2
18/2725/09 o Proposed ground & first floor plans part 2 18/2725/10
And the additional table of proposed works received on 23rd August 2019.
__
Interested Person Status - Additional Persons
None __
Officer’s Report
THIS APPLICATION IS BROUGHT BEFORE THE PLANNING COMMITTEE FOR DETERMINATION DUE TO THE OBJECTION FROM THE LOCAL AUTHORITY
1.0 THE APPLICATION SITE 1.1 The application site is Kings Guest House, Erin Brae, located on Queens Promenade. The site is located within the Douglas Promenades Conservation Area and the property is a Registered Building (RB 177). The guesthouse contains 14 bedrooms contained within the original part of the building to the front, and the rear annex part.
1.2 The building is a three storey, Georgian building dating from 1822, and subsequently altered during the Victorian period both internally and externally. The property features timber dual pane vertical sliding sash windows on the main front elevation and top opening uPVC casement on the front elevation of the set-back annex, with a large bay window running the height of the building in the centre of the main front elevation (a Victorian addition). The windows to the sides and rear are a mix of single pane, dual pane sliding sash and Georgian style sliding sash and casement. There is also a single storey flat roofed garage which was a later addition and is to the left of the main building when viewed from the promenade. The front elevation of the garage sits around 1.75 metres further forward than the main elevation. The frontage also features a driveway for vehicle access and an original pedestrian access gate with iron pillars. The low rendered front boundary wall features cast iron painted railing on top.
1.3 To the south west sits Queens Hotel, another Registered Building, and to the north east the modern Century Court apartments - which take some of their design cue's from Erin Brae. To the rear is a yard area and a detached self-contained single-storey guestroom.
1.4 A number of important original features have been retained within the building externally and internally: o Curved console brackets supporting arched pediments to two of the first floor windows.
==== PAGE 3 ====
19/00417/CON Page 3 of 7
o Fine cast and wrought iron double pedestrian entrance gates which feature Anthemion and Plamette motifs typical of the Georgian period. o Internally, some fine quality decorative plaster work remains, with the vaulted ceiling in the rear entrance hall and intricately modelled plaster cornice in the first floor reception rooms.
2.0 THE PROPOSAL 2.1 The wider proposal for the site is the conversion of the Kings Guest House (Erin Brae) to three apartments, and alterations to the frontage to provide an additional car parking space. This RB application relates to the material elements specific to the building itself both external and internal.
2.2 Externally, the following is proposed:
o The widening of the front driveway via the removal of 1.25m of front wall and railing.
o The removal of the existing front elevation of the garage and rebuilding further back in line with the main front elevation, reducing garage space and extending the front driveway space. o The existing roof slate is to be remove, with a new membrane laid with timber battens over and existing slates to be re-laid over.
o All front elevation windows will be replaced with new timber sash windows to match the existing, all rear annex windows and doors to be replaced with new double glazed uPVC windows to match the existing style, all rear main elevation windows will be replaced with new timber sash windows to match the existing.
o The drainage and downpipes to the side of the building will be amended with some of the existing redundant pipes removed and the holed filled in to match the existing elevation.
o Ventilation outlets are proposed to the rear elevations.
2.3 Internally, the proposals are for the following alterations:
o On the ground, first and second floors - a separating partition placed over, between and onto the existing staircase to create apartment separation.
o The existing external walls will be lined with insulated plasterboard.
o On the ground and first floors, the ceilings will be lined to create separation between apartments. No cornices or any other elements of architectural importance will be touched or removed, with suspended ceilings below the level of the mouldings with Rockwool insulation in between.
o On the upper floors, existing floor boards will be lifted and retained, strengthening works carried out to the existing joists where required, insulation fitted between the joists and the floor boards re-laid.
o A new archway door opening to be created at ground floor level to match the height of the existing feature and provide access to the communal staircase and lift.
o In the third floor/attic, the existing steep staircase is to be removed and replaced with a new timber staircase to ease access to the third floor.
o Various internal partition walls will be removed and installed to create the proposed layouts for each apartment.
==== PAGE 4 ====
19/00417/CON Page 4 of 7
3.0 PLANNING HISTORY 3.1 There is a lengthy planning history for both this site and the immediate surrounding sites. However, the only materially relevant planning history in recent years was the refusal of Express Consent for an advertisement and accompanying Registered Building Consent for this and awning on the property (10/01527/D, 10/01588/CON). The reason for refusal given was:
"The erection of an advertising canopy would be contrary to General Policy 2 and Environment Policies 32, 35 and 37 of the Isle of Man Strategic Plan 2007 in that the canopy appears as a tacked on addition to the building and essentially is an alien feature to the building. It is judged that the retention of the canopy would adversely affect the setting of the registered building."
3.2 There is no other planning history recent enough or relevant enough to be considered materially relevant to this application.
4.0 PLANNING POLICY 4.1 This Registered Building (no.177) lies within an area zoned in the Douglas Local Plan 1998 as Tourist/Residential Mixed Use. It is also within Douglas Promenades Conservation Area.
4.2 Given the nature of the application the following policies from the IOM Strategic Plan are most relevant in the assessment:
4.2.1 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."
4.2.2 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."
4.3 Planning Policy Statement 1/01 sets out Policy and Guidance notes for the Conservation of the Historic Environment of the Isle of Man:
4.3.1 POLICY RB/3
"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)."
==== PAGE 5 ====
19/00417/CON Page 5 of 7
4.3.2 POLICY RB/4 - USE
"In considering a proposal for change of use of a registered building, the principal aim should be to identify the optimum viable use that is compatible with the fabric, interior and setting of the building, all of which affect its special character as a building of merit. An applicant will have to illustrate that the effect of any proposed changes upon the architectural and historic interest of the building will be minimised."
4.3.3 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 effect upon the building's special interest as a result of several minor works which may individually seem of little consequence."
5.0 REPRESENTATIONS 5.1 Douglas Borough Council initially had no objections to this application for Registered Building Consent (26.04.19).
5.2 Subsequently, an objection was received on the following grounds (17.05.19):
"(i) There is a lack of suitable bin storage and recycling receptacles; (ii) There is a lack of suitable cycle storage with no details on where bicycles will be stored and secured showing ease of access and manoeuvrability; and (iii) No supporting Traffic Statement from the DOI regarding the off-street parking and traffic safety along the Promenade has been submitted;
That the application does not appear to comply with Environment Policy 35 and 42, Strategic Policy 10(a), SP12 (8.1.3), Housing Policy 17(a), Transport Policy 7 and Waste Policy 1."
5.3 DoI Highway Services have confirmed that there is no highways interest in this application (01.05.19).
6.0 ASSESSMENT 6.1 The key considerations in the assessment of this application for Registered Building Consent are:
o The Visual Impact of external works o The impact of internal works on the historic fabric and special character of the building o The assessment of need for the alterations proposed
This is in addition to further issues assessed with the planning application 19/00416/GB.
==== PAGE 6 ====
19/00417/CON Page 6 of 7
6.2 The Visual Impact of external works
6.2.1 The replacement of the windows are regarded as an improvement on the existing situation. With the exception of the main front elevation (timber sliding sash) many of the elevations - particularly the annex - feature a mix of window opening styles and finishes. The proposed use of new sliding sash timber windows in the entire front elevation both of the original part of the building and the annex would improve and preserve an original element of the buildings character and traditional appearance. The changes to the side and rear elevations in regard to fenestration would also be sympathetic to the overall character and appearance of the Registered Building.
6.3.2 The front boundary wall and railings are a valuable feature of the building, particularly the original gate posts to the pedestrian access - the main driveway gate less so. The removal of the main gate and widening of the vehicle entranceway by 1.25m would result in a minimal impact - none that would adversely affect the overall character, appearance and important historic fabric of Erin Brae.
6.3.3 The garage was a later addition to the building, as is the annex part. The alteration of it therefore, setting back the garage front elevation to flush with the main front elevation would reduce the impact of one aspect of the building which does not positively contribute to its character. The setting back of the adjoining garage would reduce its impact on the overall front of the building and would improve the site visually. The proposal is in accordance with Environment Policy 32, General Policy 2 and Policies 4 and 5 of PPS 1/01.
6.3 The impact of internal works on the historic fabric and special character of the building
6.3.1 The originality of the interior rooms of the Guest House vary. To the front lounge areas on the ground, first and second floors, some original cornicing, window frame detailing and fireplaces etc. remain. The proposal would largely preserve these. Where there is cornicing in rooms where suspended ceilings are proposed, the ceiling would be hung in such a way that no fixings would damage the cornicing. 6.3.2 A larger amount of internal changes are proposed to the rear of the building, particularly in the annex which does not form part of the original building. This annex area has few features considered important to the character and important historic fabric of the site and the proposed new room layouts and alterations are considered acceptable. 6.3.3 The original staircase through the building would be retained completely, with fixings to create a void to some parts of the staircase to be solely fixed to the walls and not to the staircase. This would preserve this important historical feature. The layout of the front rooms of the building would be largely retained with some existing partitions removed on the upper floors. The retention of this floor layout and retention or replacement as identical of the panelling and window features, cornicing, fireplace and skirting would largely preserve what is considered the most important part of the building in terms of traditional features. 6.3.4 The single most striking and unique defining feature is the communal entrance hall on the ground floor which features a decorative ceiling. The existing cornice and mouldings are to be retained as existing. Where otherwise damaged by damp etc., damaged areas are proposed to be replaced with exact plaster replicas. This is considered acceptable in preserving this feature.
6.4 The assessment of need for the alterations proposed
6.4.1 The installation of a lift and internal alterations would facilitate apartments on the site. With the steady decline in demand for guest houses along the Promenade for most of the year, it is considered that long-term residential accommodation is an acceptable use of these sites. The alterations proposed would not be unacceptable in terms of impact on the Registered Building, whilst also providing apartments which are up to modern standards for health and safety etc. The change of use is considered appropriate justification for the works proposed.
==== PAGE 7 ====
19/00417/CON Page 7 of 7
7.0 CONCLUSION 7.1 In summary, the proposal is considered to be in broad accordance with the aforementioned Registered Building and planning policies and the application for RB consent 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:
(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 confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the appropriate delegated authority.
Decision Made : ...Permitted... Committee Meeting Date:...07.10.2019
Signed :...N SALT... Presenting Officer
Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph to the officer report).
Signatory to delete as appropriate YES/NO See below
Customer note
This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.
Copyright in submitted documents remains with their authors. Request removal