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                                      20/00147/CON                                     Page  1  of  3

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 20/00147/CON Applicant : Mr Gareth Wardle Proposal : Registered Building consent for roof works. Registered Building Nos. 125 Site Address : 19 Governors Road Onchan Isle Of Man IM3 1AY

Planning Officer: Mrs Vanessa Porter Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 16.03.2020 __

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.

This application has been recommended for approval for the following reason. This Registered Building consent proposal accords with the Strategic Plan and Policy Statements GP2, EP32 and Planning Policy Statement Plan 2016, it is recommended for approval.

Plans/Drawings/Information;

This decision relates to the following plans and drawings, date stamped received on 10th February 2020: o Site o Location Plan o Photos of the existing roof __

Interested Person Status - Additional Persons

None __

Officer’s Report

THE APPLICATION SITE

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                                      20/00147/CON                                     Page  2  of  3

1.1 The application site is the residential curtilage of 19 Governors Road, Onchan which is an end of terrace property along a row of five terraced properties located to the northern side of Governors Road.

1.2 The property is within a terraced of Registered Buildings and is registered under No.125.

THE PROPOSAL 2.1 The current planning application seeks registered building consent for roof repair works to the main dwelling only. The proposed works are to remove the existing ridges, slates, old felt & battens and to lay breathable felt and untanalised battens. The existing slates will be repurposed as much as possible, any slates which cannot be re-used will be replaced on a like for like basis with slates of the exact size, shape and colour.

2.2 There is one rooflight to the front elevation which will be replaced in the exact same spot.

PLANNING HISTORY 3.1 The previous planning applications are not considered to be specifically material in the assessment of the current application.

PLANNING POLICY 4.1 The site lies within an area zoned as Predominantly Residential on the Onchan Local Plan 2000 Map 1. The Onchan Local Plan 2000 has a policy which is relevant to this assessment, O/RES/P/21 which states "Extensions and alterations to existing residential property will general not be opposed where such proposals are appropriate in terms of scale, massing, design, appearance and impact on adjacent property.

4.2 Also of relevance on The Onchan Local Plan 200 is policy O/CARB/P/1 which states "Where development is proposed for any building which is identified as within an existing or proposed conservation area or where the building is registered or on the list of buildings which are considered worthy of consideration for possible registration, special attention will be paid to the detail of such a proposal and no development will be permitted where this is detrimental to the character or appearance of the building or, in the case of buildings within an existing or proposed conservation area, the character or appearance of the area as a whole."

4.2 Of specific relevance to the assessment of this application is General Policy 2 of the Isle of Man Strategic Plan 2016 General Policy 2 states "Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development: b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; c) does not affect adversely the character of the surrounding landscape or townscape; g) does not affect adversely the amenity of local residents or the character of the locality; n) is designed having due regard to best practice in reducing energy consumption."

4.3 As the property is part of a terrace of registered buildings, registered building consent RB125, it is also relevant to consider Environment Policy 32 and Planning Policy Statement 1/01 - RB/5.

4.4 Environmental Policy 32 of the Isle of Man Strategic Plan 2016 which 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."

4.5 Planning Policy Statement 1/01 - RB/5 states "...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..."

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4.6 It is also mindful to acknowledge Planning Policy RB/6 which is for the demolition of Registered Buildings.

REPRESENTATIONS 5.1 Highway Services have No Highways Interest in this application (28.02.2020).

5.2 Onchan Commissioners have considered the proposal and have no objection (04.03.20).

ASSESSMENT 6.1 The main consideration for this application is whether the partial demolition of the rear wall facing Victoria Place, having regard to the policies referred to in 4.0 of this report which seeks to ultimately preserve the historical interest of the property.

6.2 When looking at the Registered Building Notice, reference is made to the terrace of properties which states, "What makes this Terrace unique is that it incorporates Mr Cowley's workshop and builder's store, yet they have been cleverly designed to appear as part of the terrace."

6.3 The works proposed should not alter the character or appearance of the property as the works are remedial due to the sealant around a rooflight failing and any slates which cannot be re-used will be replaced on a like for like manner.

6.4 The works are not altering anything within the property and as such preserve the historical interest of the property.

CONCLUSION 7.1 This Registered Building consent proposal accords with the Strategic Plan and Policy Statements as set out in 4.0 above, it is recommended for approval.

INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Registered Buildings) Regulations 2013 (As Amended), the following are automatically interested persons: o The applicant, or if there is one, the applicant's agent; o Manx National Heritage, and o The local authority in whose district the land the subject of the application is situated.

8.2 The Decision maker must determine whether there are other persons to those listed above who should be given Interested Person Status. __

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 : 18.03.2020

Determining officer

Signed : S BUTLER

Stephen Butler

Head of Development Management

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