Officer Report

Application No.: 14/00864/B Applicant: Manx National Heritage Proposal: Replacement of existing felt roof with lead and installation of replacement gutters and rain water down pipes Site Address: Grove Rural Life Museum Andreas Road Ramsey Isle Of Man IM8 3UA Case Officer : Mr S Moore Expected Decision Level: Officer Delegation

Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The site is the curtilage of The Grove, situated to the immediate west of the Andreas Road on the northern outskirts of Ramsey. - 1.2 The property is a two storey rendered dwelling with hipped roofs and a prominent central tower like range of chimney stacks. The front elevation onto Andreas Road is symmetrical with portrait format sliding sash windows and a central portico. - 1.3 The site is in the ownership of Manx National Heritage and is run as The Grove Museum of Victorian Life which tells the story of the Gibb family and their Victorian summer retreat, which later became their permanent residence and family home. The Manx National Heritage website states:

"Beautifully preserved to provide an intriguing insight into life in the Victorian and Edwardian eras, a visit to the house, outbuildings and country garden is like stepping back in time."

2.0 THE PROPOSAL - 2.1 The application seeks planning approval for the replacement of an existing felt roof with lead and the installation of replacement gutters and rain water down pipes.

3.0 PLANNING HISTORY - 3.1 There is only one previous application (99/01505/B) for the restoration of and extension to the conservatory (Application Permitted) which is considered to be specifically material in the assessment of the current application.

4.0 PLANNING POLICY - 4.1 The site is identified as being a "Museum" on Map 1 (North) of the Ramsey Local Plan (No.2) 1998.

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4.2 The only reference to The Grove is referred to in the Ramsey Local Plan in section 6.0 TOURISM, OPEN SPACE, RECREATION. Item 6.6 states:

"The Grove House and Farm Museum continues to generate considerable interest and, to appreciate its historical context, it is considered important that the amenity of the surrounding area remains protected and that no development is allowed in nearby fields. As such these areas are accordingly re-designated as open space in the Local Plan (reference: Policy R/R/P1(b))."

4.3 As the property is a historic property, in use as a museum and in the ownership of Manx National Heritage (but not Registered, or located within a Conservation Area), Strategic Policy 4, General Policies 1 and 2 and Environmental Policy 34 of the Isle of Man Strategic Plan 2007 (20th June 2007), are considered to be relevant to the determination of this application. 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 disturbance.'

• General Policy 1 states:

'The determination of matters under Part 2 (Development Control) and Part 3 (Special Controls) of the 1999 Town and Country Planning Act shall have regard to the provisions of the Development Plan and all other material considerations.'

• 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;

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• (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
• (l) 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.' Environmental Policy 34 states:

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

5.0 REPRESENTATIONS - 5.1 Ramsey Town Commissioners considered the application and 'have no objection'.

6.0 ASSESSMENT - 6.1. The application seeks planning approval for the replacement of the existing felt roof with lead and the replacement of an existing timber framed rooflight with a new to match existing to the flat roofed section behind the rectangular central chimney tower, the replacement of the existing lead roof to the centre of the rectangular chimney tower and the installation of replacement gutters and rain water down pipes. - 6.2 The section of flat roof set behind the central chimney tower is currently covered in that mineral felt roofing which has failed. Proposed here is its replacement with a traditionally detailed flat roof in leadwork with rolls. This is more in keeping with the historic nature of the property and its museum status and is considered acceptable. - 6.3 It is understood that the central rooflight both provides light to the centre of the dwelling and also access to the roofs for maintenance. It is understood to be a replacement of a rooflight dating to the 1970s when Manx National Heritage took ownership of the property. Its replacement in a 'like for like' manner is considered acceptable. - 6.4 The replacement of the flat roof to the chimney tower is a necessary part of the maintenance of the property. The current lead roof has failed and proposed here, is its replacement in lead with rolls which is acceptable. - 6.5 The installation of replacement gutters and rain water down pipes is proposed to take place in cast iron to match those currently in place. Unfortunately, the existing rainwater goods have reached the end of their usable life and need replacing. Those currently in place are generic Victorian gutters and downspouts of little architectural or historic interest. Their replacement in matching cast iron is therefore considered perfectly acceptable. - 6.6 In conclusion, the replacement of existing felt roof with lead and installation of replacement gutters and rain water down pipes is considered to comply with Strategic Policy 4, General Policies 1 and 2 and Environmental Policy 34 from the Isle of Man Strategic Plan 2007 (20th June 2007) and is therefore considered acceptable.

7.0 RECOMMENDATION - 7.1 For the above reasons the application is considered to be acceptable and is recommended for approval. 8.0 PARTY STATUS:

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8.1 The local authority Ramsey Town Commissioners is, by virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, paragraph 6 (4) (e), considered an "interested person" and as such should be afforded interested person status.

Recommendation

Recommended Decision: Permitted

Date of Recommendation:

10.09.2014

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval

• N : Notes attached to conditions R : Reasons for refusal
• O : Notes attached to refusals

C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.

Reason: 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.

This approval relates to Drawing Number 1404-002 'Site Plan as Existing', Drawing Number 1404-100 'Location Plan', Drawing Number 1404-102 'Plans & Elevations' all date stamped 17 July 2014 and email dated 05 August 2014 outlining the rainwater goods to be used.

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 :…………………………………….. Chris Balmer Senior Planning Officer Signed :…………………………………….. Sarah Corlett Senior Planning Officer Signed :…………………………………….. Michael Gallagher Director of Planning and Building Control Signed :…………………………………….. Jennifer Chance Head of Development Management 11 September 2014 14/00864/B Page 4 of 5

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