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20/00334/CON Page 1 of 5
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 20/00334/CON Applicant : Mrs Vicky & Mr Craig Wolstencroft Proposal : Registered Building consent for the demolition of building in a conservation area (in association with PA 20/00333/B) Site Address : The Old Vicarage Church Road Onchan Isle Of Man IM3 1BF
Planning Officer: Mrs Vanessa Porter Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 02.06.2020 __
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 application is considered to comply with the General Policy 2, Environment Policy 35 and 39 of the Strategic Plan and Planning Policy Statement 1/01 - Guide to the Conservation of the Historic Environment of the Isle of Man.
Plans/Drawings/Information;
This decision relates to the following plans and drawings, date stamped received on 17th March 2020: o Drawing No. 01 o Drawing No. 02
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Interested Person Status - Additional Persons
None __
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Officer’s Report
THE APPLICATION SITE
1.1 The application site is the residential curtilage of The Old Vicarage, which is situated within a sizeable plot that is characterised as woodland. The property is situated to the north of Church road opposite St Pete'rs Church.
1.2 The existing property is an attractive and distinctive two storey house with symmetrical frontage with two projecting two storey bays with front entrance porch situated to the middle of the front bays with the door facing towards the front. The property has a small side extension situated to the west elevation which is positioned partway through a gap within the structure and measures approx. 1.75m by 3.1m and has a sloping roof.
THE PROPOSAL
2.1 This application runs contemporaneous to PA 20/00333/B for the full works comprising of the elements below.
2.2 PA20/00333/B seeks approval to replace the existing side extension with a larger size extension which measures 3.5m by 3.8m and will have a pitched roof with one roof light on each elevation measuring 0.7m by 1m. The proposed extension measures approximately 7.88sqm larger than the existing extension. The proposed extension is to have sliding sash windows to the front and rear which have the glazing bars to march the existing property.
2.3 Registered Building consent is sought as part of this application for the demolition works relating to the demolition of the side extension which is attached to The Old Vicarage.
PLANNING HISTORY
3.1 The previous planning applications are not considered to be specifically material in the assessment of the current application apart from PA20/00333/B as mentioned above.
PLANNING POLICY
4.1 The site lies within both an area zoned as Predominantly Residential (the property) and as Open Space (the front garden) on the Onchan Local Plan 2000, Village Map 1. The property is situated within the Onchan Conservation Area.
4.2 The Onchan Local Plan 2000 has two policies which are relevant to this assessment, O/RES/P/21 and o/CARB/P/1.
4.3 O/RES/P/21 of the Onchan Local Plan 2000 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.
4.4 O/CARB/P/1 of the Onchan Local Plan 2000 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 existing or proposed conservation area, the character or appearance of the area as a whole."
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4.5 Given the nature of the application it is appropriate to consider General Policy 2, Environment Policy 35, Environment Policy 39 and Section 7.32 of the Isle of Man Strategic Plan 2016.
4.6 General Policy 2 of the Isle of Man Strategic Plan 2016 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."
4.7 Environment Policy 35 of the Isle of Man Strategic Plan 2016 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.
4.8 Within Section 7.32 - Demolition in Conservation Areas of the Isle of Man Strategic Plan 2016, the following text is all relevant and informs Environment Policy 39 (below):
"7.32.1 Under Section 19 of the 1999 Town and Country Planning Act, Conservation Area designation introduces control over the demolition of most buildings within Conservation Areas...
7.32.2 The general presumption will be in favour of retaining buildings which make a positive contribution to the character or appearance of the Conservation Area. When considering proposals which will result in demolition of a building in a Conservation Area, attention will be paid to the part played in the architectural or historic interest of the area by the relevant building and the wider effects of demolition on the building's surroundings and on the Conservation Area as a whole. In addition, consideration will be given to: o the condition of the building; o the cost of repairing and maintaining it in relation to its importance and the issue derived from its continued use (based on consistent long-term assumptions); o the adequacy of efforts made to retain the building in use; o the merits of alternative proposals for the site."
4.9 Environment Policy 39 states: "The general presumption will be in favour of retaining buildings which make a positive contribution to the character or appearance of the Conservation Area."
4.10 When looking at the Conservation Areas of Planning Policy Statement 1/01 (Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man), Policy CA/6 Demolition is relevant to the assessment of this application.
4.11 POLICY CA/6 DEMOLITION of the Conservation Areas of Planning Policy Statement 1/01 states, "Any building which is located within a conservation area and which is not an exception as provided above, may not be demolished without the consent of the Department. In practice, a planning application for consent to demolish must be lodged with the Department. When considering an application for demolition of a building in a conservation area, the general presumption will be in favour of retaining buildings which make a positive contribution to the character or appearance of the conservation area. Similar criteria will be applied as those outlined in RB/6 above, when assessing the application to demolish the building, but in less clear cut cases, for example, where a building could be said to detract from the special character of the area, it will be essential for the Department to be able to consider the merits of any proposed new development when determining whether consent should be given for the
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demolition of an unregistered building in a conservation area. Account will be taken of the part played in the architectural or historic interest of the area by the building for which demolition is proposed, and in particular of the wider effects of demolition on the building's surroundings and on the conservation area as a whole."
REPRESENTATIONS
5.1 Highway Services have No Highways Interest in this application (24.04.20).
5.2 Onchan Commissioners have considered the proposal and recommend Approval (16.04.20).
ASSESSMENT
6.1 The main consideration for this application is whether the demolition of the existing side extension is acceptable, having regard to the policies referred to in 4.0 of this report which seeks to ultimately preserve or enhance the character and appearance of the Conservation Area.
6.2 The main character and appearance of the property can be seen with the symmetrical frontage of the two projecting two storey bays and with the front entrance porch situated to the middle of the front as such whilst the side extension of The Old Vicarage, Church Road is situated within a public vantage point the demolition of the extension should not have an impact on how the property is viewed within the Conservation Area
6.3 Demolition of the side extension is likely to have a minimal impact on the general street scene when viewed from a general public vantage point and a minimal impact upon the Onchan Conservation Area.
CONCLUSION
7.1 This Registered Building consent proposal accords with the Strategic Polices outlined in 4.0 above and Planning Policy Statement 1/01 - Guide to the Conservation of the Historic Environment of the Isle of Man and 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: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o 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 a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted
Date: 09.06.2020
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Determining officer Signed : S CORLETT Sarah Corlett
Principal Planner
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