**Document:** DEC Officer Report
**Application:** 19/01263/GB — Alterations and refurbishment works including demolition of garage, replacement French doors, provision of balance boiler flue and external soil pipe connection to rear elevation, roofing and rendering works and additional use as tourist accommodation (in association with 19/01264/CON)
**Decision:** Permitted
**Decision Date:** 2020-01-16
**Parish:** Braddan
**Document Type:** report / officer_report
**Source:** https://planningportal.im/a/30208-braddan-thornbank-replacement-demolition/documents/1052578

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# DEC Officer Report

**Application No.:** 19/01263/GB
**Applicant:** Manx National Heritage
**Proposal:** Alterations and refurbishment works including demolition of garage, replacement French doors, provision of balance boiler flue and external soil pipe connection to rear elevation, roofing and rendering works and additional use as tourist accommodation (in association with 19/01264/CON)
**Site Address:** Thornbank Falcon Cliff Terrace Douglas Isle Of Man IM2 4AY
**Planning Officer:** Mr Paul Visigah
**Photo Taken:** 05.12.2019
**Site Visit:** 05.12.2019
**Expected Decision Level:** Officer Delegation
**Recommended Decision:** Permitted
**Date of Recommendation:** 13.01.2020 _________________________________________________________________

## Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

- 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.

- C 2. No development shall commence until a schedule of materials and finishes and samples of the materials to be used in the construction of the external surfaces, including roofs, have been submitted to and approved in writing by the Department. The development shall not be carried out unless in accordance with the approved details. Reason: In the interests of the character and appearance of the site and surrounding area.

### Plans/Drawings/Information;

This decision relates to the drawings and information received on 11th November, 2019, and drawings received 21st November, 2019. _______________________________________________________________

### Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report THE SITE

1.1 The application site comprises the residential curtilage of an end-terrace two-storey dwelling that is located on Falcon Cliff Cottage. The property is one of four dwellings that form Registered Building no. 164. This rendered two and a half storey residence set within the terrace designed by the prominent Arts & Crafts architect Mackie Hugh Baillie Scott is located south-east of the Upper Duke's Road and Nobles Park, Douglas within the Olympia Conservation Area designated in 2003. - 1.2 The dwelling has a detached garage on the south-west boundary of the site with access onto Upper Duke's Road and a single storey rear extension that stretches from the rear elevation for about 8m towards the rear boundary wall. There is a chimney stack on the gable the faces northwest. PROPOSAL

2.1 The application seeks Registered Building Consent for alterations and refurbishment works including demolition of garage, replacement French doors, provision of balance boiler flue and external soil pipe connection to rear elevation, roofing and rendering works (in association with 19/01263/GB) Registered Building Nos. 164 - 2.2 The applicant has explained that the dwelling has been vacant for some time and as a result, has generally suffered from limited maintenance, heating and repair. It is also stated that since the property was acquired, the applicants had undertaken essential repair works to the roof and external joinery, ensuring the building was water tight.

- 2.2.1 What is proposed is expected to bring the building back into beneficial use with careful and sensitive restoration to preserve the style and philosophy of the designer.
- 2.2.2 Whilst the building cannot function sustainably as a museum, it is believed that it could be operated as self-contained self-catering tourist accommodation, which will ensure that the building is available for holiday letting.
- 2.3 The proposed works would involve the demolition of the existing garage and gates, with alterations to the internal and external sections of the building to make it suitable for use. The external alterations would involve landscaping of the site, works on the wall and roof (including the installation of conservation style rooflight to include all necessary flashing), windows and doors (including replacement of rear French doors), installation of balanced boiler flue, provision of mobility impaired access via the rear French doors, as well as the replacement of the demolished garage with and area of hardstanding which would provide an equivalent car parking arrangement as the demolished garage.
- 2.4 Internal alterations would include reordering of the ground floor single storey outshot to create a modern kitchen and boiler/plant room. The floor and walls will be upgraded thermally internally while the ventilation from the hob will discharge through an existing high level brick on the side elevation (garden elevation). Other internal works would include creating a modern partition, constructed over the historic linoleum in the first floor master bedroom to form a cupboard, as well as the provision of shower room facilities at the attic level, within the rear box room of the main building. As well, repair works would be carried out on the ceilings, while the fire places will be reformed to original aperture size and profile to make them functional and safe.

## PLANNING POLICY

3.1 The site lies within an area designated as 'Predominantly Residential' on the Douglas Local Plan of 1989, is within the designated Olympia Conservation Area and is a Registered Building; as such it is fundamental to consider the following sections of the Isle of Man Strategic Plan 2016.

3.2 Strategic Policy 4, which states (in part) that; "Proposals for development must:

- (a) Protect or enhance the fabric and setting of Ancient Monuments, Registered Buildings(1), Conservation Areas(2), buildings and structures within National Heritage Areas and sites of archaeological interest."

3.3 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. - 3.4 Environment Policy 35: "Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development." - 3.5 Section 7.26: Demolition, Extension or Alteration of a Registered Building

- 7.26.1 Many Registered Buildings on the Island can sustain a degree of sensitive alteration or extension in order to accommodate continuing or new uses. Nevertheless, Registered Buildings do vary greatly in the extent to which they can accommodate change without loss of special interest. Some may be sensitive to even slight alterations. In cases where there have been successive changes to a Registered Building, the cumulative effect of the work will be assessed in determining the overall impact on the character of the building.

3.6 General Policy 2 (Development in accordance with the land-use zoning); "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:

- (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;

3.7 POLICY 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.

- (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; (n) is designed having due regard to best practice in reducing energy consumption. Other policies relevant to the application are:

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.

3.8 POLICY CA/6 DEMOLITION Any building which is located within a conservation area and which is not an exception as provided above, may not be demolished without the consent of the Department. In practice, a planning application for consent to demolish must be lodged with the Department. When considering an application for demolition of a building in a conservation area, the general presumption will be in favour of retaining buildings which make a positive contribution to the character or appearance of the conservation area. Similar criteria will be applied as those outlined in RB/6 above, when assessing the application to demolish the building, but in less clear cut cases, for example, where a building could be said to detract from the special character of the area, it will be essential for the Department to be able to consider the merits of any proposed new development when determining whether consent should be given for the demolition of an unregistered building in a conservation area. Account will be taken of the part played in the architectural or historic interest of the area by the building for which demolition is proposed, and in particular of the wider effects of demolition on the building's surroundings and on the conservation area as a whole. - 3.9 It is also important to consider guidance and policy regarding development in Conservation Areas: Planning Policy Statement 1/01 (Conservation of the Historic Environment of the Isle of Man) - Policy CA/2, (Conservation Areas): "When considering proposals for the possible development of any land or buildings which fall within the conservation area, the impact of such proposals upon the special character of the area will be a material consideration when assessing the application." - 3.10 Considering the application also seeks consent for additional use of the property as a tourist accommodation it is vital to consider Business Policy 13:

- 3.10.1 Business Policy 13: Permission will generally be given for the use of private residential properties as tourist accommodation providing that it can be demonstrated that such use would not compromise the amenities of neighbouring residents. PLANNING HISTORY
- 4.1 This application runs contemporaneously with PA 19/01263/GB for Alterations and refurbishment works including demolition of garage, replacement French doors, provision of balance boiler flue and external soil pipe connection to rear elevation, roofing and rendering works and additional use as tourist accommodation.

4.2 The site has not been the subject of any other planning application, besides the current applications for the site.

REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.

5.1 No comments have been received from Department of Infrastructure (DOI) Highways Division in respect of this planning application.

5.2 Manx National Heritage has not commented on this application at the time of drafting this report, and so it is assumed that there are no objections to the application.

5.3 Douglas Borough Council has stated that they have no objections to the application in a letter dated 6 December 2019. ASSESSMENT - 6.1 The issue in this case is whether the proposed works preserve or enhance the character or appearance of the Conservation Area and if not, whether there is justification for supporting such a proposal and whether the works are appropriate for a Registered Building. It is also relevant whether there would be any adverse impact on the living conditions of those in adjacent residential property, particularly Inglenook, the abutting property on the South-east elevation.

### 6.2 Demolition of Garage

- 6.2.1 The demolition of the garage is unlikely to have an impact on the character or appearance of the building as it is not prominent within the street scene, being positioned on the rear elevation of the dwelling with access onto Upper Duke's Road. The existing garage, though serving as a supply of parking for the dwelling, is of unexceptional appearance or architectural merit to the character of the street scene or the conservation area. The style of the dwelling and that of the existing adjoining property (Inglenook) are such that would not be detrimentally affected by the demolition of the garage. Besides its development as a hardstanding area for the parking of vehicles would be a welcome development as it would help to retain the off street parking for the dwelling. It is considered that the principle of the development is acceptable and could bring improvements to the amenities of the occupants of Thornbank, Falcon Cliff Cottage. As such, its removal would have a neutral impact on the character and appearance of the building. 6.3 Alterations to Main Building

- 6.3.1 Much of the internal works will be done to improve the functionality of the property by restoring its dilapidated components, as well as making the property more energy efficient and weather proof. The key alterations on the internal areas would include the alterations of the ground floor single storey outshot to create a modern kitchen and enable the provision of boiler/plant room. This would be a more fitting replacement for the moribund scullery and coal house this section of the dwelling was previously used for. Whilst these changes would be significant alterations to this section of the dwelling, the changes would help to improve the functionality of the dwelling and make the property more sustainable.
- 6.3.2 Minor alterations are also proposed to be carried out within the main building including first floor master bedroom (to form a cupboard) and the attic level to provide a shower room. The internal works would involve minor intrusions to the building's interior, besides the fact that the changes would not impact on any of the key features that are given prominence in the Form RBL for Registered Building No. 164. There is similarly no reference in the Registration documents to the importance of the inside of the building or any particular features of interest, except for the spacious nature of the interiors, the Inglenook fireplace in the Dining Hall, and the use of interconnecting spaces; which the proposed works will not alter.
- 6.3.3 The proposed works to install the flue, roofing and rendering works, although external, would be fitting alterations to the property. The rendering and the roofing works will not introduce any new features, but would restore the appearance of the property. On its part, the new flue will discharge via the rear wall of the coal shed which would be completely screened

- from public views. Moreover, its location at the rear of the coal store and significantly away from the neighbouring dwellings; The Elms (8.3m), separated by a rear alley and Inglenook (7.5m to the nearest section) would ensure there are no impacts resulting from its installation of the neighbouring dwellings.
- 6.4 Mobility Access

- 6.4.1 The creation of mobility access for the property would not impact on the current access arrangements. The access for the mobility impaired would be through the rear replacement French doors that would be installed. This would make the property inclusive and make it suitable for use as a tourist accommodation, without imposing restrictions on the mobility challenged. This component is deemed acceptable and it is considered that it would not have any impacts on the character and appearance of the property.

6.5 Impact of use as Tourist Accommodation

- 6.5.1 Regarding the use of the property as tourist accommodation, it is considered the proposed use of the existing residential dwelling would have a similar impact, whether it is used for tourist or permanent residential use and therefore would not have a significant impact upon the living conditions of the neighbouring properties. It should also be remembered that the use of the site for private rental accommodation would require no planning approval and could result in frequent and continual turnover of residents.

- 6.5.2 Similarly, there should be no material change in the effect on highway safety and car parking with arguably a reduced impact from tourist occupancy where such may not always have a car. Besides, off street parking would be provided on the hardstanding area at the rear of the dwelling and the unallocated parking area in front of the dwelling. It is also noted that the dwelling is close to public transport routes which would reduce the reliance on private car use, considering it would be for tourists and not permanent residents who would be more reliant on the use of private cars.

6.6 Overall, It is considered that the proposed alterations will be minor, added to the fact that the available records show that there has been no previous alterations to this property, besides the changes to make the building more watertight. As such, the proposed works comply with GP2, Policy RB/5 and Policy CA/2.

## CONCLUSION

7.1 All of the aspects of the proposal are considered to be appropriate to the historical significance of the building in line with the Strategic Plan, Planning Circular and PPS policies and are supported. INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 Article 6(4), the following persons are automatically interested persons:

- (a) The applicant, or if there is one, the applicant's agent;
- (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested;
- (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material
- (d) Highway Services Division of Department of Infrastructure and
- (e) The local authority in whose district the land the subject of the application is situated.

8.2 The decision maker must determine:

- o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and

- o whether there are other persons to those listed in Article 6(4) who should be given Interested Person Status.

I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date: 13.01.2020 Determining officer

Signed : S CORLETT Sarah Corlett Principal Planner

## Customer note

## This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.

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*Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).*
*Canonical page: https://planningportal.im/a/30208-braddan-thornbank-replacement-demolition/documents/1052578*