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                                      19/00796/GB                                     Page  1  of  4

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 19/00796/GB Applicant : Custom & Classic Limited Proposal : Alterations and installation of replacement windows (in association with PA 19/00797/CON) Site Address : Point Of Ayre Lighthouse Cranstal Bride Isle Of Man IM7 4BS

Principal Planner: Mr Chris Balmer Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 27.08.2019 __

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.

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.

Plans/Drawings/Information;

This approval relates to the submitted documents and drawings reference numbers EX001, PA 001, PA 002 and PA 003 all received on 17th July 2019. __

Interested Person Status - Additional Persons

None __

Officer’s Report

1.0 THE APPLICATION SITE 1.1 The application site comprises Point Of Ayre Lighthouse, Cranstal, Bride, located at the Point Of Ayre. The Lighthouse complex contains a number of detached buildings as well as the main Lighthouse Tower in the centre of the site. The whole application site is enclosed with a stone wall which runs around the boundaries of the site enclosing the site. To the south of the

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Lighthouse Tower, is the two storey detached Lighthouse Keepers Cottage which this application relates to.

1.2 The Point of Ayre Lighthouse, the subject of this application is a Registered Building (RB 147) as well. The building is of interest as much for the fact that is was designed and built by Robert Stevenson, son of Robert Louis Stevenson in 1818.

2.0 THE PROPOSAL 2.1 This application seeks approval for alterations and installation of replacement windows (in association with PA 19/00797/CON).

2.2 Externally there a little in the way of changes. The exception being the replacement of an existing door (kitchen) with a timber sliding sash window to match the existing style and there are also the inclusion of bathroom extractor and replacement of existing electric boxes.

2.3 Internally the main alterations are: o Creating an opening from the existing Master bedroom into the adjacent and attached workshop building. o Creating a new opening from the hallway to the existing living room and blocking up the existing doorway; o The re-opening of stairway within the existing bedroom 3; and o Conversion of basement level into additional living accommodation associated with the existing residential unit.

3.0 PLANNING HISTORY 3.1 The application site has previously been the subject of a number of Planning and Registered Building consent applications, but are not considered particularly pertinent in the consideration of this application.

4.0 PLANNING POLICY 4.1 In terms of the current land use designation the site is identified as being an area of 'Areas For Government or Service Department Purposes' and annotated at "Lighthouse" under the Isle of Man Development Plan Order 1982. The site is not within a Conservation Area; however, the building is a Registered Building Nr 147.

4.2 Due to the land use designation of the site and the type of development proposed the following policies are relevant for consideration:-

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 Planning Policy Statement 1/01 - Guide to the Conservation of the Historic Environment of the Isle of Man states the following:

4.5 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;

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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).

4.6 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 Highway Services comment there are no highway implications (02.08.2019).

6.0 ASSESSMENT 6.1 There is considered to be a single key issues when determining this application; is whether the proposal would or wouldn't affect detrimentally its character as a building of special architectural or historic interest.

6.2 Helpfully the applicant had detailed decisions with the Registered Building Officer before he left the Department and the proposal has been designed in line with the discussions that where had.

6.3 In terms of the visual impacts the proposed changes externally would have little impact upon the character as a building of special architectural or historic interest and it is considered the proposal would comply with Environment Policy 32 and Planning Policy Statement 1/01.

6.4 Internally, the proposed works would re-introduce the original staircase to the basement which was covered over with floor boards in the past. This is considered to add some interest to the property. The basement also has a number of feature which are proposed to be retained and seen. Further the proposed internal openings and the absorption of the former workshop building into additional living accommodation would be beneficial in the longer term maintenance of the former work shop building.

7.0 CONCLUSION 7.1 For the above reasons the application is considered to be acceptable and is recommended for approval, complying with EP 32 of the IOMSP and Planning Policy Statement 1/01.

8.0 INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:

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o The applicant, or if there is one, the applicant's agent; o The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested; o The Department of Infrastructure's Highway Services, and o The local authority in whose district the land the subject of the application is situated.

8.2 In addition to those above, article 6(3) of the Order 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 : 29.08.2019

Determining officer

Signed : S BUTLER

Stephen Butler

Head of Development Management

Customer note

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