9 July 2020 · Head of Development Management (Stephen Butler)
23, Governors Road, Onchan, Isle Of Man, IM3 1ay
The proposal involves repairing the roof of a Registered Building (No. 127) by removing and reusing existing slates and ridge tiles, making good timbers and leadwork, and replacing two rooflights (one front, one rear) with new conservation-style units measuring 780mm x 960mm.
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The officer considered the proposal primarily as repair works to the roof, which arguably do not require planning approval but do need Registered Building consent, with the key permitted element being…
General Policy 2
Requires development to respect site and surroundings in terms of siting, layout, scale, form, design, and not adversely affect character or amenities. Officer found the roof repairs and replacement rooflights comply as they match existing features without harming the Registered Building's character or terrace setting.
Environment Policy 32
Prohibits extensions or alterations detrimentally affecting a Registered Building's special architectural or historic interest. The repair works and matching rooflights were deemed not detrimental, preserving the building's character with conditions on materials.
RB/3 General Criteria Applied in Considering Registered Building Applications
Considers building's importance, physical features, and setting in local context. Officer noted the terrace's unique history (Cowley's workshop disguised as dwelling) but found works acceptable as repairs maintaining these features.
RB/5 Alterations and Extensions
Presumes against alterations affecting special character unless justified; requires full information on impact. Proposal justified as necessary repairs with rooflights matching originals; conditions mitigate cumulative effects.
Time limit
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.
Replacement slates
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.
Ridge tiles
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.
Roof lights
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.
do not object
recommend approval
no objection to the proposed works
Three consultees responded to the Registered Building consent application: Highways Division do not oppose, Onchan District Commissioners recommend approval, and The Friends of Onchan's Heritage have no objection but raise specific concerns about materials and methods.
Key concern: contractor may not realise the importance of doing the right thing when it comes to a Registered Building
Department of Infrastructure (DOI) Highways Division
No ObjectionDo not oppose; DNO on 03.06.2020; The Applicant advised that a licence may be necessary for the use of the highway for equipment and materials
Onchan District Commissioners
SupportThe Commissioners would recommend that the application be APPROVED for planning purposes only.
The Friends of Onchan's Heritage
No ObjectionWe 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.; 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 trust these points will be drawn to the attention of the applicant/ contractor.
Conditions requested: shortfall 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; existing ridge tiles should be carefully removed and then reused - NOT A DRY RIDGE SYSTEM; roof light should be a Velux 'Heritage Roof Light' or similar with central division; size should be as near as possible [to existing]; verges on the hips of the bay window should be finished exactly as of present; these points will be drawn to the attention of the applicant/ contractor
