Planning Report and Recommendations

Application No.: 10/01224/CON Applicant: The Milntown Trust Proposal: Registered Building consent for the creation of a storage building (in association with 10/01223/GB) Registered Building Nos. 168 Site Address: Corner Of Milntown House Adjacent To Cafe / Restaurant Glen Auldyn Ramsey Isle Of Man IM7 2AB ### Considerations Case Officer : Mr S Moore Expected Decision Level: Senior Planning Officer ### Written Representations ### Consultations Consultee : Lezayre Parish Commissioners Notes: approved unanimously.

Officer's Report

SITE The site represents the residential curtilage of Milntown Mansion, Glen Auldyn, Ramsey, which is a large detached property set within substantial grounds. The site is located on a corner plot with Lezayre Road to the north and Glen Auldyn Road to the west of the site.

PROPOSAL The application seeks approval for the creation of a storage building (in association with 10/01224/CON). The store would be an infill development between three existing walls of the Milntown House.

The proposal would have a width of 3.5 metres, a depth of 2.6 metres and a ridge height of 3.4 meters. The roof finish would be slate, whilst the elvational finish would be tantalised timber to be painted white.

Land Use Zoning / Planning Policies

The application site is within an area recognised as being an area of 'Low Density Housing in Parkland", under the Isle of Man Development Plan Order 1982. The site is not within a Conservation Area; but is within an area zoned as High Landscape or Coastal Value and Scenic Significance. The property is also a Registered Building (nr 168).

• Ramsey local Plan 1998 - Planning Circular 2/99;
• The Isle of Man Strategic Plan (20th June 2007)

23 September 2010 10/01224/CON

Due to the zoning of the site, and the nature of the proposed development, the following Planning Policy is relevant in the consideration of the application:- "Environment Policy 2: The present system of landscape classification of Areas of High Landscape or Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that:

• (a) the development would not harm the character and quality of the landscape; or
• (b) the location for the development is essential." "Environment Policy 32: 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." "Planning Policy Statement 1/01 RB/3: General Criteria Applied in Considering Registered Building Applications The issues that are generally relevant to the consideration of all registered building applications are:

• 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;
• 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;
• 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)."

"RB/5: Alterations and Extensions 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, consideration will also be given to the cumulative affect upon the building's special interest as a result of several minor works which may individually seem of little consequence."

Planning History

The following previous planning applications are considered relevant in the assessment and determination of this application:

Registered Building consent for the erection of a two storey vehicle exhibition building (In association with 10/01115/GB) Registered Building Nos. 168 - 10/01116/CON - PENDING CONSIDERATION

Erection of a two storey vehicle exhibition building (In association with 10/01116/CON) 10/01115/GB - PENDING CONSIDERATION

Registered Building Consent for the erection of roadside signage at main entrance and rear exit (RB no 168 in association with 09/01205D) - 09/01206/CON - APPROVED

Registered Building consent for revised orchard paved area (In association with 09/00352/GB) Registered Building Nos. 168 - 09/00353/CON - APPROVED

Revised orchard paved area (In association with 09/00353/CON) - 09/00352/GB - APPROVED Registered Building Consent for the installation of car park lighting and creation of landscaped grass mounding to car park area (Registered Building no 168 in association with 08/02047GB) 08/02049/CON - APPROVED

Installation of car park lighting and creation of landscaped grass mounding to parking area (In association with 08/02049CON) - 08/02047/GB - APPROVED

Registered Building Consent for the construction of a meter cupboard (In association with 08/01192GB) - 08/01193/CON - APPROVED

Construction of a meter cupboard (Registered Building no 168 in association with 08/01193CON) 08/01192/GB - APPROVED

Registered Building Consent for alterations and extensions to existing house to create a restaurant, shop, public access and parking areas, including the demolition of existing lean to conservatory and internal alterations (Registered Building no 168, in association with 07/02155GB) - 07/02156/CON APPROVED

Alterations and extensions to existing house to create a restaurant, shop, public access and parking areas including the demolition of existing lean to conservatory (In association with 07/02156CON) 07/02155/GB - APPROVED

Registered Building Consent for the erection of a free standing security camera and mounting of a bronze wall plaque on exterior orchard wall (In association with 05/92198GB) - 05/92198/CON APPROVED

Erection of a free standing security camera and mounting of a bronze wall plaque on exterior orchard wall (In association with 05/92198CON) - 05/92198/GB - APPROVED

Location of commemorative plaque to elevation of Milntown House - 99/01100/GB - APPROVED

Representations

Lezayre Parish Commissioners:- "No Objection" Highways Division:- "Do not oppose has no traffic management, parking or road safety implication."

The Authority has received no privately written representations objecting to the application.

Conservation Officer'S Supplementary Report:

As the property is a Registered Building (RB 168), the content of this application has been considered with particular regard to Policy RB/5 ALTERATIONS AND EXTENSIONS as set out within Planning Policy Statement 1/01- Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man.

The proposals represent a series of discussions about the development of Milntown House as a whole. The proposals will have a minimal impact on the Registered Building and constructed as they are, can readily be removed at a later date if so desired. As a result, these proposals are not considered to be detrimental to the character o the Registered Building and are therefore considered to be acceptable.

Assessement / Recommendation

Taking the Conservation Officer's comments into account, it is considered that the proposals would be appropriate. The store would have no impact upon the registered building, but nor would they have an impact upon the setting of the Registered Building. In conclusion, it is recommended that the planning application be approved due to complying with RB/3 and RB/5 of Planning Policy Statement 1/01 and Environment Policy 32 and Environment Policy 2 of the Isle of Man Strategic Plan (June 2007).

Party Status

It is considered that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:

Lezayre Parish Commissioners

The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 23.09.2010

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval <br> N : Notes attached to conditions <br> R : Reasons for refusal <br> O : Notes attached to refusals

C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

C 2. This approval relates to the Registered Building consent for the creation of a storage building (in association with 10/01223/GB) Registered Building Nos. 168 as proposed in the submitted documents and drawings SM10/226/1 and SM10/226/2 all received on 24th August 2010.

I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer.

Decision Made : Permitted Date : Signed : Senior Planning Officer