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The site represents the footprint of Farmhill Manor, a small two storey mansion situated two miles south of Douglas. It is in a rural setting, sited in mature parkland and surrounded with trees. The main frontage is a particularly fine example of formal late Georgian classical design with some features rare, if not unique, in the Isle of Man.
90/00167/B - Erection of boundary fence, Farmhill Manor, Farmhill, Douglas– Application Permitted
09/00139/GB - Repair works to existing dwelling and ancillary works within curtilage, including erection of detached garage, erection of fencing and lowering of ground level at side of house (In association with 09/00140/CON)- Application Pending Consideration
THE PROPOSAL:
Proposed are the repair works to existing dwelling and ancillary works within curtilage, including erection of detached garage, erection of fencing and lowering of ground level at side of house.
REPRESENTATIONS:
Manx National Heritage do no oppose the application, but request that they 'be informed in advance of the date of the start of site clearance or building operations, and be given the opportunity of inspecting the site from the commencement of earth movement and during excavation of all trenches (including service trenches) as deemed necessary and investigating any archaeological features exposed.'
ASSESSMENT:
As the property is located is a Registered Building (RB 234) 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.
In considering an application on a Registered Building, it is necessary to consider whether those proposals preserve or enhance that building.
The proposed comprise the following:
The strip off and relaying of the existing roofing slates with the best slates used on the most visible faces is considered a 'repair' and does not need Registered Building consent - these works however, are acceptable.
The Bay window parapets to the front elevation are to be repaired with lead flashing to traditional detail. Whilst this is in the main a repair to the existing lead roof, the leadwork will be dressed up and over the parapet tops offering protection at this traditionally weak point in the construction. This will have a visual impact on the property but one which is frequently used in similar situations elsewhere, including Registered Buildings and is therefore acceptable as the character of the building is not adversely affected.
The replacement of the paving slabs to the rear yard of the property is acceptable. Those currently in place are modern ceramic items of no historic interest - they are dangerous in the wet and their replacement with a more appropriate slab will enhance the rear of the property.
The replacement of the existing inappropriate tiles to the front entrance porch and considered an enhancement and therefore acceptable.
The proposals to reduce the external ground level to the left hand side (as viewed from the front) to a minimum of 150mm below floor level are intended to reduce the ingress of water into the property. In terms of the aesthetics of the property - these works will have a neutral impact. The benefit to the conditions of the fabric is worth the effort as the damage caused by the ingress of water is considerable. One caveat in the consideration of this item is that there are not likely to be any foundations to the existing walls, so the contractor will need to exercise extreme caution during the excavation process. Manx National Heritage has commented that they would wish to be present during the reduction in the ground level to ensure that any potential archaeological interest is recorded. This has been noted in the conditions.
4 June 2009
The replacement of the roof over the well is another neutral element. The well itself is clearly historic, but the roof over is modern and insignificant.
The proposed double garage, draws design cues from the main house in its use of render bands and the slate roof. The location and architectural treatment should not detract from the Registered Building and therefore acceptable.
The proposed Oil Tank is non-contentious as its location is well screened from the house. The proposed boundary fence is a relatively neutral element given that the fence will be well screened by the existing trees and shrubs on the site.
RECOMMENDATION:
It is recommended that planning permission be granted subject to conditions.
The Department of Transport and the local authority are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered "interested persons" and as such should be afforded party status.
Manx National Heritage has commented on planning matters and has sufficient interest in the historic environment and therefore should be afforded party status in this instance.
Recommendation Recommended Decision: Permitted Date of Recommendation: 04.06.2009 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
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
This consent relates to internal and external works to the existing dwelling as shown in drawing numbers 2369_ABD_001, 2369_ACN_300, 2369_APL_100, 2369_APL_101, 2369_ACN_301, Technical Data Sheet 'Harlequin Tanks - 2700BND Bunded' and A4 photographic booklet date stamped 29 January 2009.
PRIOR to the commencement of works, a sample of the 'stone flags' to the rear, external yard must be submitted for the approval of the Planning Authority and thereafter the works be carried out in accordance with the approved details.
4 June 2009
C 4. PRIOR to the commencement of works, a sample of the proposed tiles to the front entrance porch must be submitted for the approval of the Planning Authority and thereafter the works be carried out in accordance with the approved details.
N 1. The applicant should contact Manx National Heritage in advance of the date of the start of site clearance or building operations, to be given the opportunity of inspecting the site from the commencement of earth movement and during excavation of all trenches (including service trenches) as deemed necessary and investigating any archaeological features exposed.
I confirm that this decision accords with Government Circular No 10/09, Delegation of Functions (Development Procedure), GC No 11/09 (Advertisements) and GC No 12/09 (Registered Buildings) all to the Senior Planning Officer
Decision Made : Permitted Date : 8/6/9
Signed : 044444 Senior Planning Officer
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