Planning Officer Report 13/01248/CON

Case Officer: Mr Edward Baker Photo Taken: Site Visit: Expected Decision Level: Officer Delegation

Officer's Report

The Application Site

1. The application site is land at the former Laundry Building, Tromode Industrial Estate, Carrs Lane, Tromode, Onchan. The former Laundry Building was a large single storey commercial building, previously a laundry as its name suggests, but which had become vacant. The building had a somewhat tired and run down period and had seen better days. The applicant wishes to redevelop the site and planning approval was granted for its demolition in January 2014 (13/91246/F). The building was subsequently demolished.

1. At the rear of the former Laundry Building is the old engine room, a small stone built two storey building, which is a Registered Building (No. 222). The application relates to this building.

The Proposal

1. The applicant is proposing to redevelop the site with new business premises. This application for Registered Building Consent is one of three applications that have been submitted to the Planning Authority in connection with the redevelopment proposals. The applications are:

• Planning application for demolition of the former Laundry Building (13/91246/F) – approved January 2014.
• Planning application for redevelopment of the site (13/91363/B) – approved February 2014.
• Application for Registered Building Consent for the associated works (13/01248/CON) (being the subject of this report) – the Registered Building was physically attached to the former Laundry Building and Registered Building Consent is required to separate the two buildings. The former Laundry Building has since been demolished and so retrospective Registered Building Consent is sought.

Application No.:	13/01248/CON
Applicant:	Clucas PLC
Proposal:	Registered Building consent for the demolition of existing adjacent laundry building (In association with 13/91246/F) Registered Building Nos. 222
Site Address:	Engine Room Building Tromode Estate Carrs Lane Tromode Douglas Isle Of Man

1. The application follows pre-application discussions with the conservation officer and planning officer.
2. The works were carried out during the lifetime of the application and amended plans have been submitted which reflect the works that have been carried out and how the building is intended to be re-instated. A method statement for the works has also been submitted. This information has been circulated.

Planning History

1. Relevant planning history is summarised below:

13/91363/B - planning approval granted in February 2014 for the erection of two light industrial units, with associated infrastructure and landscaping, with distribution and storage, associated offices, research and development, information technology and showroom uses.

13/01248/F - planning approval granted in January 2014 for the demolition of the former Laundry Building.

02/01536/A - approval in principle granted in 2005 for the erection of 3 light industrial buildings to replace existing buildings to be demolished.

00/01239/B - approval granted in 2000 for alterations.

Planning Policy

1. The area is identified as being for light industrial use by the Onchan Local Plan 2000.
2. The following policies in the Isle of Man Strategic Plan 2007 are considered relevant.

Environment Policy 30 states: 'There will be a general presumption against demolition of a Registered Building. In considering proposals for demolition or proposed works which would result in substantial demolition of a Registered Building, consideration will be given to:

• the condition of the building;
• the cost of repairing and maintaining it in relation to its importance and the value derived from its continued use (based on consistent long-term assumptions);
• the adequacy of efforts made to retain the building in use; and
• the merits of alternative proposals for the site.'

Environment Policy 31 states: 'There will be a presumption against the removal of any Registered Building from the Register.'

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.'

Environment Policy 34 states:

'In the maintenance, alteration or extensions of pre-1920 buildings, the use of traditional materials will be preferred.'

1. 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:

• 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).'

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, 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.'

Representations

1. Onchan District Commissioners - recommends approval.
2. Douglas Borough Council - no objection.

Assessment

1. The former Steam Engine House is a one and a half storey slate built building set against the cliff on the eastern extent of the site. The building is set slightly higher than the main part of the site and was at the same level as the canal which fed the former Laundry Building with fresh water from the pond further up the valley. The steam engine would have provided power to drive various machines in the laundry, but the steam engine itself has long since been removed. The remnants of the old flue set into the cliff and the later brickwork

chimney, immediately in-front of the Engine House, which used to be immediately adjacent to the former Engine House, was recently demolished.

1. The building is roofed with a cementitious profile sheet roof covering topped off with a distinctive rolled ridge profile, a detail than can be found throughout Cronkbourne Village. Single gable centrally located casement windows sit in reveals formed in a local brick (possibly Ballanard Brickworks) with a Peel Sandstone lintol over. The interior space is simplistic with the volume subdivided via a mezzanine floor.
2. In recent times, the former Laundry building has abutted the former Steam Engine House, but this has not always been the case. Historic photography indicates that the building stood detached from the others surrounding it. The former Laundry Buildings were of little or no architectural or historic interest and their removal cannot therefore be considered to have a detrimental impact upon the setting of the Registered Building. This proposal to remove the Laundry building and replace it with five industrial units will result in the former Engine House being more visible to visitors to the site and goes some way to reinstating the historic setting and is acceptable in doing so.
3. The methodology of the repair of the Registered Building has formed the subject of considerable discussion and negotiation with the applicant's agents. The former Laundry Building was physically attached to the Registered Building on the southern longitudinal elevation. In removing the former Laundry Building, it has revealed an elevation with various sockets formed for the insertion of steelwork, a large section of render to the upper floor and various other voids, sections of brickwork and concrete. In itself, this forms an important part of the historic interest of the Registered Building as it presents a physical indication of the building's past. That said it is also important how the building is considered in its new, open aspect. It was therefore considered prudent to agree a methodology of repair of the revealed elevations. The strategy of repair deals with the removal of the render and it subsequent repointing of the stonework, the infilling of various voids etc. This information has been submitted in the form of additional information and is considered to be an acceptable approach to the sympathetic repair of the building.
4. In conclusion, the works are considered acceptable.

Recommendation

1. It is recommended that the application is approved with conditions.

Party Status

1. The following parties should be afforded interested person status:

• The local authority, Onchan District Commissioners, is by virtue of the Town and Country Planning (Development Procedure) Order 2013, paragraph 6 (4) (e), considered "interested persons" and as such should be afforded party status.

The Highway Authority is granted interested party status under the Town and Country Planning (Development Procedure) Order 2013 paragraph 6 (4) d.

1. The following parties should NOT be afforded interested person status:

• Douglas Borough Council - not the local planning authority for the area.

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> 0 : Notes attached to refusals

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. The works shall not be carried out otherwise than in strict accordance with the specification set out in Appendix C of the Registered Building Report (prepared by McGarrigle Architects and dated April 2014) received on 10 April 2014, unless the Planning Authority grants its prior written approval to any variation.

Reason: In the interests of preserving the integrity of the Registered Building.

This approval relates to Planning Statement for Demolition (prepared by McGarrigle Architects and dated October 2013), Drawing Numbers 166411 D-02 (demolition plan) and 166411 D-03 (sections) received on 22 October 2013; Method Statement (prepared by JCK Ltd and dated 02 December 2013) received on 06 December 2013; and Registered Building Report (prepared by McGarrigle Architects and dated April 2014) and Drawing Numbers 166411 RB01 (proposed) received on 10 April 2014.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer.

Decision Made : Permitted Date : Determining officer (delete as appropriate) Signed : Signed : Chris Balmer Sarah Corlett 15 May 2014 Page 5 of

Senior Planning Officer

Senior Planning Officer Signed: ______________________________ Michael Gallagher Director of Planning and Building Control Signed: ______________________________ Jennifer Chance Head of Development Management

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15 May 2014