Planning Officer Report

Planning Officer Report And Recommendations {{table:461503}} {{table:461502}}

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 is a large single storey commercial building, previously a laundry as its name suggests, but which is currently vacant. The building has a somewhat tired and run down period and has seen better days.

1. Attached to the building at the rear is the former Steam Engine House, a small stone built two storey building, which is a Registered Building (No. 222).

1. The application site also includes two smaller buildings to the north of the former Laundry Building; however, these are not the subject of the application for reasons explained below.

The Proposal

1. The applicant is proposing to redevelop the site with new commercial buildings. The application for demolition of the former Laundry Building is one of four applications currently being considered by the Planning Authority in connection with the redevelopment proposals. The applications are:

• Planning application for demolition of the former Laundry Building (the subject of this report)
• Applications for Registered Building Consent for the associated works – a Registered Building is physically attached to the former Laundry Building and works will be required to it during the demolition process (13/01248/CON and 13/01364/CON)
• Planning application for redevelopment of the site (13/91363/B).

1. The application seeks planning approval for the demolition of the former Laundry Building. The works constitute development, which is not permitted development, for which a planning application is required.

1. Two smaller buildings to the north of the former Laundry Building are proposed to be demolished. However, these are freestanding buildings and under the definition of development in the Town and Country Plan Act 1999 their demolition does not constitute development. The planning application does not therefore relate to the removal of these buildings.
2. The applicant has a submitted a method statement for the demolition of the former Laundry Building at the request of the planning officer. The specific concern is the effect of the demolition on the Registered Building. The method statement has been circulated for information.
3. The application follows pre-application discussions with the conservation officer and planning officer.

Planning History

1. Relevant planning history is summarised below:

13/91363/B - the Planning Authority is currently considering an application 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. The application for demolition of the former Laundry Building has been submitted in conjunction with this application.

13/01248/CON and 13/01364/CON - the Planning Authority is also currently considering applications for Registered Building consent for the demolition of existing adjacent laundry building (In association with 13/91246/F) Registered Building Nos. 222.

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 within light industrial use by the Onchan Local Plan 2000
2. The following policies in the Isle of Man Strategic Plan 2007 are considered relevant.

Strategic Policy 4 states: 'Proposals for development must:

• (a) Protect or enhance the fabric and setting of Ancient Monuments, Registered Buildings, Conservation Areas, buildings and structures within National Heritage Areas, and sites of archaeological interest;
• (b) protect or enhance the landscape quality and nature conservation value of urban as well as rural areas but especially in respect to development adjacent to Areas of Special Scientific Interest and other designations; and
• (c) not cause or lead unacceptable environmental pollution or disturbances

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;
• (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;
• (I) 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.'

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.

Assessment

Land use zoning and economic considerations

1. The proposed demolition of the former Laundry Building would facilitate the redevelopment of the site for commercial purposes. The area is zoned for light industrial use and in this context the proposals are welcomed. The existing buildings on the site appear to be in a poor state and their replacement with modern and efficient industrial and commercial units would be beneficial to the economy. The existing smaller buildings to the north are currently partially occupied and it is understood that notice has been given to the tenants. However, demolition of these buildings falls outside the Planning Authority's control and as such this is not a consideration for the demolition application.

The effect of the proposal on the character and appearance of the area

1. The site is situated in the midst of a small industrial estate. The existing building has a rundown appearance and has seen better days. It is of no particular architectural merit and its

removal, which would facilitate redevelopment of the site, would not have an adverse impact on the wider area.

The effect of the proposal upon the architectural and historic qualities of the Registered Building, and its setting:

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 former Engine House is set slightly higher than the main part of the site and was at the same level as the canal which fed the Laundry 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.
2. 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.
3. In recent times, the Laundry building has abutted to the former Engine House, but this has not always been the case. Historic photography indicates that the building stood detached from the others surrounding it. The existing Laundry buildings are 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.

The effect of the proposal upon the amenity of adjacent land users

1. The applicant is required to apply for a "demolition direction" from the head of the building control for the works. The demolition direction deals with a number of issues including controls to minimise disturbance to adjacent land users - in this cases there are adjacent industrial units and housing to the east. There is no reason why in principle the proposal will result in a particular amenity issue for neighbours and satisfactory separate controls, namely the demolition direction, are in place to safeguard neighbour amenity.

Other matters

1. The applicant wishes to proceed with the demolition as soon as practicable. An informative is recommended that advises them that they can commence with demolition of the two small buildings and also the former laundry building, to the extent that the latter does not affect the Registered Building. The applicant will need to wait for the Registered Building approvals to be issued before they can carry out works affecting the Steam Engine House. Ordinarily, it would be practice to issue the planning and Registered Building approvals at the same time, however, in this case the early release of the planning approval will allow the applicant to get on with the project to the tight timescales that it is understood they are working to.

Recommendation

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

1. The following local people 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.

Recommended Decision: Permitted

Date of 16.12.2013

Recommendation:

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. The development hereby permitted shall not be carried out except in full accordance with the following plans: Drawing Numbers 166411 D-01 (site location plan), Drawing Numbers 1664 11 D-02 and Drawing Numbers 166411 D-03 (proposed) received on 22 October 2013.

C 3. Unless the Planning Authority grants its prior written approval to any variation, the development hereby approved shall not be undertaken unless in strict accordance with the following sections of the "Method Statement" for demolition authored by JCK Limited and received on 06 December 2013:

Method for Carrying out the Works - General Number 2 - works to and around the Registered Building (referred to as "Listed Building" in the method statement

N 1. The applicant/developer is advised that this approval authorises the demolition of the former laundry building to the extent that it does not affect the Steam Engine House, a Registered Building. The applicant/developer must await the necessary Registered Building Consents before they may undertake any works affecting the Registered Building. Approval for the demolition of the two smaller buildings to the north of the former Laundry Building is not required since they are freestanding and their demolition does not therefore constitute development. The purpose of this informative is to advise the applicant/developer they may commence with some of the demolition works from a planning perspective (other consents including a "demolition direction" may also be required separate to the planning approvals).

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

Decision Made: Permitted Date: ..................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................