**Document:** Officer Report **Application:** 17/01305/GB — Replacement windows to front, rear and side, and replacement rainwater goods - RB 124 (in connection with registered building application 17/01306/CON) **Decision:** Permitted **Decision Date:** 2018-02-01 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/27559-braddan-leafield-replacement-windows/documents/1112825 --- # Officer Report **Application No.:** 17/01306/CON **Applicant:** Mrs Cheryl Boothman **Proposal:** Registered Building consent for replacement windows to front, rear and side, and replacement rainwater goods - RB 124 (in connection with planning application 17/01305/GB) **Site Address:** Leafield 60 King Edward Road Onchan Isle Of Man IM3 2AT Case Officer : Mr Chris Balmer **Expected Decision Level:** Officer Delegation **Recommended Decision:** Permitted **Date of Recommendation:** 12.01.2018 _________________________________________________________________ ## Conditions and Notes for Approval C : Conditions for approval N : Notes attached to conditions - 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 timber windows hereby approved are required to match the existing windows in all respects as shown on the submitted drawings and retained thereafter. Reason: In the interests the appearance and character of the Registered Building ### Plans/Drawings/Information; This approval relates to the submitted documents and drawings reference numbers 393/3/1, 393/3/2 and 393/3/3 all received on 20th December 2017. _______________________________________________________________ Interested Person Status – Additional Persons None _____________________________________________________________________________ ### Officer’s Report 1.0 THE APPLICATION SITE - 1.1 The application site is the curtilage of Leafield, Registered Building RB124 sited on the southern side of King Edward Road, in Onchan on the northern fringes of Douglas. Leafield is a two storey, semi-detached dwelling in the Arts & Crafts style finished in white painted render with black timberwork and a large, overhanging roofscape, typical of the Arts & Crafts style. - 1.2 Leafield was added to the building to the Protected Building Register on the 11th September 1989 by reason of its Architectural Interest as an example of the work of an internationally acclaimed Arts & Crafts architect, Mackay Hugh Baillie Scott. The following is the appraisal document forming part of the registration documentation: "Braeside and Leafield, King Edward Road, Onchan These were one of two pairs of semi-detached houses that the notable architect, M. H. BaillieScott, had built on the Isle of Man (the other and earlier pair were built in Victoria Road, Douglas, in 1895-96 as speculation). The houses were built by McAdam, notable for two different reasons. (1896-98) that a group of designs the builder, in 1896-97, and are firstly, it is during this period by Baillie-Scott, both executed and unexecuted, represent the departure from the Arts and Craft manner of his earliest work and provide the first sample of what is called his 'mature ' style (James P. Kornwolf - M.H . Baillie Scott and the Arts and Craft Movement, Baltimore 1972). He turned from half-timbered and brick interiors and exteriors to ones painted white or covered by a harled roughcast. At the same time he widened his range of design with the semi-detached houses (as well as multiple-unit houses, a school at Peel and Onchan Village Hall. The two houses were also significant as part of the Cliftonville Estate which was proposed (in 1892) to be built as a satellite town to Douglas and which was to extend to the very top of Banks Howe. In fact only three houses were ever built as part of this development; the two referred to here and what is now the central core of the Majestic Hotel (this was built in 189293, by R. E. Cain for a Mr. Glen Andrew (or another account has it as Mr. C. McAndrew), who was a wealthy Lancashire manufacturer and who originally intended to use the building as a holiday home. This was the largest house of a Baillie-Scott Design that was built on the Island and he designed the building to resemble an Elizabethan Mansion, with 6 acres of grounds. It became a hotel in 1920 and subsequently was altered and extended). Whilst only the three houses were built at the time, the proposed estate laid the ground for what was to become a significant part in the development of Onchan. Indeed, in the 1930s the style of Leafield's and Braeside's architecture was copied by Messrs. Lomas and Barrett (but much diluted) in the adjoining semi-detached houses. In relation to the design of the building, one of the most notable aspects of the pair of semidetached houses in Victoria Road, Douglas, had been the quality of the facade. With Leafield and Braeside the qualities of the facade were extended to an entire design. The plans for these two houses were similar to the earlier Douglas pair, although the rooms were fitted into a constraining rectangle and similar to C. F. Voysey's contemporary work he had the house covered entirely in roughcast (this was the material that characterised all Baillie-Scott's subsequent work until about 1907). Also prominent are the broad horizontal proportions of this building, and its splayed corners which again appear to owe some debt to Voysey's work (notably this time with Voysey's cottages at Brackley in Northamptonshire)." 2.0 THE PROPOSAL - 2.1 This application seeks Registered Building Consent for the installation of replacement windows, doors and rainwater goods (in association with 17/01305/GB) Registered Building No. 124. A total of 22 windows would be replaced in timber windows to match the existing with same pattern and design and painted black. ## - 3.0 PLANNING HISTORY 3.1 The following applications are considered relevant as they illustrate that alterations have been carried out to the properties in the recent past: 17/01305/GB - Replacement windows to front, rear and side, and replacement rainwater goods - RB 124 (in connection with registered building application 17/01306/CON) - PENDING CONSIDERATION 16/01138/CON - Registered Building consent for the installation of replacement windows, doors and rainwater goods (In association with 16/01137/GB) - Braeside, 58 King Edward Road, Onchan - Application PERMITTED 16/01137/GB - Installation of replacement windows, doors and rainwater goods (In association with 16/01138/CON) - Braeside, 58 King Edward Road, Onchan - Application PERMITTED 08/01792/CON - Registered Building consent for the installation of a replacement window (in association with 08/01791/GB) Registered Building No. 124, Leafield, 60 King Edward Road, Onchan - Application PERMITTED 08/01791/GB - Installation of a replacement window (in association with 08/01792/CON) Registered Building No. 124, Leafield, 60 King Edward Road, Onchan - Application PERMITTED 07/00518/CON - Registered Building Consent for the installation of replacement windows and door to seaward elevation Braeside, 58 King Edward Road, Onchan - Application PERMITTED 07/00517/GB - Installation of replacement windows and door to seaward elevation Braeside, 58 King Edward Road, Onchan - Application PERMITTED 94/00052/B - Replacement of windows, Leafield, King Edward Road, Onchan - Application REFUSED 88/00772/B - Kitchen and garage extension, Braeside, 58 King Edward Road, Onchan Application PERMITTED ## - 4.0 PLANNING POLICY 4.1 As Leafield is a Registered Building and the application seeks to replace the existing windows and rainwater goods, the relevant planning policies from the Isle of Man Strategic Plan 2007 are Strategic Policy 4, General Policy 2, Environment Policies 32 and 34 and Policies RB/3 and RB/5 from Planning Policy Statement 1/01 (Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man) and Windows Policy 1/98 is also considered to be relevant to determining this application. 4.2 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." 4.3 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; - (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." 4.3 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." - 4.4 Environment Policy 34 states: "In the maintenance, alteration or extensions of pre-1920 buildings, the use of traditional materials will be preferred." - 4.5 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. 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 affect upon the building's special interest as a result of several minor works which may individually seem of little consequence." ### 4.6 "Category a) REGISTERED BUILDINGS If the original windows are in place they should preferably be repaired. If repair is impracticable, replacement windows MUST BE THE SAME as the originals in all respects, including the method of opening, materials and detailed design. This policy will be strictly applied other than where the particular circumstances are so exceptional as to justify a relaxation. Reasons for Policy: Registered Buildings are those buildings which are judged to be of special architectural or historic interest and which are already entered into the Protected Buildings register. Because of their special status, these buildings merit particular care and any work carried out by way of repair or alteration requires Registered Building Consent. Planning Approval and Registered Building Consent ARE ALWAYS required." ## - 5.0 REPRESENTATIONS 5.1 Onchan District Commissioners recommend that the application be APPROVED with the following condition attached (10.01.2018): "the replacement windows are in keeping in style and materials with existing properties" ## - 6.0 ASSESSMENT 6.1 This application seeks Registered Building Consent for the installation of replacement windows, doors and rainwater goods (in association with 17/01305/GB) Registered Building No. 124. 6.2 The existing windows are not the originals. The iMuseum has a photo of the rear of the property taken in 1968, prior to the Registration on the 11th September 1989 which, with the exception of the three largest ground floor rear windows (inc bay window) which originally had greater level of subdivision of windows within the three window openings; the remainder of windows have the same format of windows which is very similar to that present today. - 6.3 Baillie Scott's windows (side hung casements) were very simple in design and in the main, lacked obvious detail with the possible exception of the probably blacksmith-made wrought iron twisted handle and stay. - 6.4 That proposed are painted timber casement windows in the same opening format as those currently in place and are considered to be appropriate. - 6.5 The proposed rainwater goods are half round and replace the 'ogee' profile. - 6.6 It should be noted that the proposed works are identical to the style, materials and design of windows and water goods that where recently approved at Breaside (16/01138/CON & 16/01137/GB). - 6.7 The works as set out in this report are not considered to have a detrimental impact upon the character of the Registered Building and in doing so, are considered to comply with the relevant planning policies from the Isle of Man Strategic Plan 2007 are Strategic Policy 4, General Policy 2, Environment Policies 32 and 34, Policies RB/3 and RB/5 from Planning Policy Statement 1/01 (Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man) and Category a) Registered Buildings of Windows Policy 1/98. ## - 7.0 CONCLUSION 7.1 For the reasons set out above, this application is considered to be acceptable and is recommended for approval. - 8.0 PARTY STATUS 8.1 By virtue of the Town and Country Planning (Registered Buildings) Regulations 2013, the following 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; - (c) Manx National Heritage; and - (d) The local authority in whose district the land the subject of the application is situated With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order. I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation. Decision Made : Permitted Date: 29.01.2018 Determining officer Signed : S CORLETT Sarah Corlett Senior Planning Officer ## 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. --- *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/27559-braddan-leafield-replacement-windows/documents/1112825*