10 July 2014 · Planning Committee
60, King Edward Road, Onchan, Isle Of Man, IM3 2at
The site comprises two two-storey semi-detached houses designed by architect M.H. Baillie Scott, registered as historic buildings (RB123 and RB124), located on King Edward Road in Onchan with rear gardens stepping down from terraces.
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The officer assessed the amalgamation as acceptable in land-use terms due to permitted development rights under Class 4 of Schedule 3 of the Town and Country Planning (Permitted Development) Order 201…
Strategic Policy 4
Requires protection/enhancement of Registered Buildings' fabric and setting, landscape quality, and no unacceptable pollution. Officer found proposals protect setting via deferential designs and no amenity harm.
General Policy 2
Permits development respecting site/surroundings in scale, design, amenity, highways, etc. Assessed as compliant due to sympathetic siting, no adverse impacts on character, views, or neighbours.
Environment Policy 32
Prohibits extensions/alterations detrimentally affecting Registered Building character. External works deemed non-detrimental via modern subordinate designs preserving special interest.
Environment Policy 34
Prefers traditional materials in pre-1920 buildings. Condition requires approval of materials/finishes to ensure integrity, allowing modern sympathetic use.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. 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.
Staff accommodation ancillary
The staff accommodation hereby approved shall not be occupied at any time other than for purposes ancillary to the residential use of the new dwelling hereby approved as identified on the approved plans and shall not be occupied as an independent dwelling unit. Reason: The Planning Authority would wish to further consider the effect of the staff accommodation being separate accommodation on the integrity of the Registered Building and its setting.
Sedum roof details
No development shall commence until details of the sedum roof have been submitted to and approved in writing by the Planning Authority. The swimming pool shall not be occupied until such time as the sedum roof has been constructed in accordance with the approved details. The sedum roof on the swimming pool shall thereafter be retained at all times in accordance with the approved details. Reason: To prevent the roof of the swimming pool being used as a general outdoor amenity area to prevent overlooking and loss of privacy experienced by neighbouring residents.
No enclosures on pool roof
Notwithstanding the provisions Class 16 of Part 2 of Schedule 1 of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification) no fencing, walls or means of enclosure shall be erected on or around the roof of the swimming pool. Reason: To prevent the roof of the swimming pool being used as a general outdoor amenity area to prevent overlooking and loss of privacy experienced by neighbouring residents.
Materials approval
No development shall commence until a schedule of materials and finishes and samples of the materials to be used in the construction of the external surfaces, including roofs, have been submitted to and approved in writing by the Planning Authority. The development shall not be carried out unless in accordance with the approved details. Reason: In the interests of the integrity of the Registered Building and its setting.
Garaging for parking
The garaging hereby approved shall at all times be made available for the parking of private motor car(s) and shall be retained available for such use. Reason: To provide adequate off-street parking.
no objection
Majority of internal changes acceptable, especially in altered Braeside; external changes limited and positive including garage removal; swimming pool radical but visually separated; overall scheme welcomes restoration intent though notes assessment challenges
Manx National Heritage offered conditional no objection to the proposals while noting concerns about heritage significance assessment; Highways Division had no objection; Onchan District Commissioners recommended refusal due to impact on registered building character; Diane Haigh…
Key concern: Lack of heritage significance assessment and proposals violating conservation principles for important early Baillie Scott registered buildings
Manx National Heritage
Conditional No ObjectionWe earlier noted the lack of a detailed assessment of the significance of these buildings in the published documents associated with the Registration file.; Together with the absence of an assessment of significance in the Registration file, this renders an informed decision difficult.
Diane Haigh Architect
ObjectionIn that context it would seem hard to understand that the current proposals can be considered at all acceptable.; This kind of alteration... based on speculation of what might-have-been... violates standards of good practice in conservation terms.; I sincerely trust that Leafield and Braeside will not be similarly lost to posterity through allowing these proposals to proceed.
Conditions requested: Statement of Significance agreed by all parties before evaluation
Highways Division
No ObjectionDo not oppose
Onchan District Commissioners
ObjectionThe Commissioners recommend that the application be REFUSED for the following reasons:- "The proposals are not in keeping with the character of the registered building."
