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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 20/00489/CON Applicant : Elizabeth Clair Galbraith Proposal : Registered Building consent for roof repairs and installation of replacement rooflight(in association with PA 20/00485/GB) Registered Building Nos. 127 Site Address : 23 Governors Road Onchan Isle Of Man IM3 1AY

Principal Planner: Mr Chris Balmer Photo Taken : Site Visit :

Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 23.06.2020 __

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.

C 2. Any replacement slates shall be new or reclaimed Welsh natural slates (not Spanish slate) or similar unless otherwise agreed in writing with the Department.

Reason: In the interest of the visual appearance of the Registered Building.

C 3. The existing ridge tiles should be carefully removed and then reused and/or replaced on a like for like basis to match the existing (no approval for a dry ridge system as proposed).

Reason: In the interest of the visual appearance of the Registered Building.

C 4. The roof lights should be a 'Heritage Roof Light' style or similar with central division.

Reason: In the interest of the visual appearance of the Registered Building.

This application has been recommended for approval for the following reason. The application is considered to be acceptable and is recommended for approval, complying with General Policy 2, Environment Policies 32 and Planning Policy Statement 1/01

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Plans/Drawings/Information;

This approval relates to the submitted documents and drawing all received on 28th May 2020.

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Interested Person Status - Additional Persons

It is recommended that The Friends of Onchan' s Heritage should not be given Interested Person Status as they are not considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Regulation 9(4) as they do not clearly identify the land which is owned or occupied which is considered to be impacted on by the proposed development in accordance with paragraph 2A of the Operational Policy on Interested Person Status.

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Officer’s Report

1.0 THE APPLICATION SITE 1.1 The site represents the curtilage of 23 Governors Road, Onchan which forms part of a row of five terraced properties located on the northern side of Governors Road.

2.0 THE PROPOSAL 2.1 This application seeks approval for Registered Building consent for roof repairs and installation of replacement rooflight(in association with PA 20/00485/GB) Registered Building Nos. 127.

2.2 The works include: a) Removed existing slates/ridge tiles and made good roof timbers/batons & lead work and then re-slated roof using existing slates/ridge tiles); and b) Removed two roof lights (one to front and one to rear) and replaced with new conservation style roof lights (780mm x 960mm);

3.0 PLANNING HISTORY 3.1 The application site has not previously been the subject of any planning and Registered Building consent applications.

4.0 PLANNING POLICY 4.1 In terms of the current land use designation the site is identified as being an area of 'Residential Use" under the Onchan Local Plan Order. The site is not within a Conservation Area; but the building (and the row of terraces it forms part of) is a Registered Building Nr 126.

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 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: (a) is in accordance with the design brief in the Area Plan where there is such a brief; (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; (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; (e) does not affect adversely public views of the sea;

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(f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; (g) does not affect adversely the amenity of local residents or the character of the locality; (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; (j) can be provided with all necessary services; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption."

4.4 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."

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

4.7 POLICY RB/3 - General criteria applied in considering registered building applications states: "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)."

4.8 POLICY 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,

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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 do not object (03.06.2020).

5.2 Onchan Commissioners recommend approval; (17.06.2020).

5.3 The Friends of Onchan' s Heritage make the following comments (18.06.2020): "We have viewed this application and firstly were surprised to note a fee has been charged for what is the reroofing of the property with the existing slate and the replacement of a roof light in exactly the same position on the rear roof.

The application relies greatly on the estimate of the contractor for details of the proposals together with photographs of the existing roof.

The property was designed and built as part of a terrace by John Cowley , an Onchan builder in 1889/1890. He retained ownership of the whole terrace and ownership passed to his daughter upon his death as his son had died during the Great War.

He had cleverly designed the block so that it incorporated a workshop and store for his business yet that building looked like a dwelling house. Until the time that the properties were sold off separately following Miss Marjorie Cowley's death the whole terrace was painted the same shade of grey. The terrace was still like that when it was Registered.

We have no objection to the proposed works but are concerned that perhaps the contractor may not realise the importance of doing the right thing when it comes to a Registered Building.

It is obvious that there are damaged and cracked slates on the roof and therefore there will be a shortfall when the time comes - there are no details of how and with what the shortfall is to be made up - preferably with second hand Welsh slate of a similar vintage intermingled rather than cheap modern Spanish slates concentrated in one location.

The existing ridge tiles should be carefully removed and then reused - NOT A DRY RIDGE SYSTEM as quoted. The roof light should be a Velux 'Heritage Roof Light' or similar with central division . We accept the size will not be exactly the same because of standard sizing but should be as near as possible. A slightly different size will probably present a problem with any light tunnel inside.

The verges on the hips of the bay window should be finished exactly as of present. We trust these points will be drawn to the attention of the applicant/ contractor."

6.0 ASSESSMENT 6.1 The works to the roof proposed in the main are repair works and arguable do not need Planning Approval; albeit may require Registered Building consent. The works which do need permission are the replacement roof lights to the front and rear of the property. Given they are of a style and size which matched the original skylights there are no objections to this proposals.

6.2 It is noted that 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 None of the other works/repair works raise any concerns.

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6.4 Accordingly, it is considered the rooflights would comply with General Policy 2, Environment Policies 32 and Planning Policy Statement 1/01.

7.0 CONCLUSION 7.1 For the above reasons the application is considered to be acceptable and is recommended for approval, complying with General Policy 2, Environment Policies 32 and Planning Policy Statement 1/01.

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

8.2 In addition to those above, the Regulation 9(3) 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 : 26.06.2020

Determining officer Signed : S BUTLER

Stephen Butler

Head of Development Management

Customer note

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