**Document:** Officer Report Assessment Recommendation
**Application:** 14/00090/CON — Registered Building consent for internal alterations, erection of extension and combination of existing dwellings to create a single dwelling with housekeepers accommodation, enclosed swimming pool and demolition of existing garages and construction of green roofed garages (In association with 14/00089/GB) Registered Buildings Nos. 123 & 124
**Decision:** Permitted
**Decision Date:** 2014-07-10
**Parish:** Braddan
**Document Type:** report / officer_report
**Source:** https://planningportal.im/a/34250-braddan-braeside-leafield-demolition-extension/documents/1334182

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# Officer Report Assessment Recommendation

Aspects of the project would involve an amount of conservation work and this is balanced by the new work to meet the applicant's requirements, i.e. to combine and extend the two houses into a single dwelling suitable for a modern family. In considering such a scheme our view is that it is appropriate to have considered aspects and elements of Baillie Scott's later work (generally on larger homes) and the available literature as useful background information This information and our analysis has been used as a guide for our design work and has been presented as part of the application Whilst carefully considering this material, the intention cannot be to attempt to create a 'historically accurate' building through this process - Mr Kelly would be correct to point out that this is not possible We cannot know how Baillie Scott would have approached this kind of conversion project (and neither, of course, can Mr Kelly) We do know that he did undertake a similar task for his own house outside Bedford (which I have visited but is itself now much altered) and that he took an interest in adapting older buildings to develop their use We do not claim to suggest what he may or may not have done either in altering existing buildings or designing a new building; rather, as architects, we have researched appropriate source material and then used our training, experience and ability as designers to formulate a strategy and to develop this into an appropriate proposal Our approach is to use the information and analysis as a 'guiding hand' for our design work. In summary, the application can be considered as having two components: 01 - the existing semi-detached properties being combined into a single large dwelling 02 - new elements of the building: extension of the property to provide an indoor swimming pool; replacement of the existing garages with a new garage In 01 we have carefully considered the existing buildings, their original elements and areas where they have been altered and where original details have been removed; our design work within the existing building has been guided by our consideration of Baillie Scott's work on a number of later, larger houses as precedent for how we might plan the proposed building, both at a strategic level and in closer detail. In 02 we have employed widely accepted strategies for extending existing buildings of historic significance (e.g. EH, IHBC, SPAB) i.e. the additions are clearly legible and take a sympathetic form to the setting and appearance of the main building: the pool extension is at a lower level than and is subordinate to the house, thereby preserving its external form and setting; the new garages enable the removal of the two existing garages (later additions) and by retaining views of the house from the entrances to the driveway, enhance the setting of the existing house. We trust that, in this respect, the application will be considered in the same positive manner by the Committee as the recent approval of the proposal to extend Grenaby House: a proposal to extend a well established existing dwelling with a large and modern extension. ASSESSMENT The effect of the proposals upon the historic and architectural qualities of the Registered Buildings, their setting, and the character and appearance of the area 21. This application seeks Registered Building Consent for works in four main parts namely; the unifying of the two existing dwellings by internal alterations to form a single dwelling, the erection of extension to Braeside to provide access to a swimming pool in the rear garden below the level of the existing dwellings, the extension of the new unified dwelling to form ancillary housekeepers accommodation within the curtilage of the existing yard and outbuildings at Leafield and the demolition of the two existing garages (to be replaced by the erection of a replacement green roofed garage between the area in front of the house and King Edward Road, which is being dealt with as part of the associated planning application). 22. It is clear from the application information provided and the planning history on both properties, that both houses have been altered, with perhaps Braeside compromised the most in its history including works to the kitchen, ceilings in the lounge, drawing room, w.c. and hall. These alterations are more pronounced at first floor with insertion of modern bathrooms and en-suites and the disruption of the ceilings via the removal of the historic detailing and the application of artex/wallpaper etc. There are built-in wardrobes and a section of the wall has been removed to increase the size of the bedroom. The en-suite off bedroom 1, a former bathroom, is modern and a door has been formed from bedroom 1 into the en-suite. Bedrooms 2 and 3 have built-in wardrobes and the cupboard evident in Leafield has been incorporated into Bedroom 1. 23. Leafield is perhaps not as compromised but there are alterations to the kitchen and snug on the ground floor. Bedroom 1 has been increased in size via the removal of a partition wall in similar vein to Braeside, a wash-hand basin is shown in bedroom 2, the removal of a fireplace in bedroom 3 and compromises to the fittings/finishes to bedroom 4, the bathroom and ceilings to ground and first floor. 24. This then sets the all-important background for the approach taken to the proposals in particular; the formation of a single dwelling by unifying the two existing dwellings is the main aspect of these proposals. 25. These proposals involve internal works in the re-ordering of some of the rooms in part via the removal of some non-structural partitions below picture rail level, which will therefore leave the ceiling intact and will leave remnants of the former layout to be understood by any future observers, but also by the positive insertion of a series of timber elements, drawing the design ethos and detailed design found in Baillie Scott's work elsewhere. This is a deliberate and bold approach designed to draw the two potentially disparate halves together into one. 26. This approach has been informed by the thorough assessment of the two properties, both internally and externally, having had the benefit of numerous site visits to both the application property and other Baillie Scott properties both on and off Island. In doing so, the agents have identified those areas within the two properties that have been compromised over time by the removal of historic detailing. This, in tandem with the research they have carried out in Baillie Scott's work on Island and off, has informed a strategy for the alteration and unification of the two buildings. 27. Perhaps the main internal impact on the two properties will be the removal of a large section of the existing party wall between the two properties, to create a Master Bedroom on the First Floor. These works have been designed in conjunction with Structural Engineering advice from The Morton Partnership, one the UK's foremost Conservation Engineers. Full records of the parts of the building affected by these proposals will be conditioned on approval. 28. The proposed swimming pool to the rear is an interesting addition, it is very modern and low lying and shows deference to the Arts & Crafts architecture of the main house rear elevation by utilising the fall of the land, sedum covered flat roof and render and glass to minimise its impact. The architectural treatment with its clean lines and modern detailing in the extensive use of glazing and planting to soften the top edge of the wall, offer a readily understood modern addition leaving the observer in little doubt as to the time in which it was conceived. It is considered that the design of the swimming pool is a deferential contrast 'where the new becomes a self-effacing backdrop against the old. Even if it is large, it seeks not to be assertive. It might be achieved in glass, for example.' In doing so, the extension is anchored to the existing both literally and figuratively and is considered acceptable in doing so. 29. These proposals to unify the two dwellings have resulted in the left-hand entrance porch to Leafield being redundant as an entrance porch. The architects have fitted this space out as a small toilet in such a manner as to have a minimal impact upon the historic fabric and to be readily reversible. In doing so, this is acceptable. 30. The two existing single garages are later additions and of limited architectural and/or historic interest and cannot be considered to add to the character of the Registered Building. Their removal is considered acceptable. 31. It should be considered that part of this application entails the through recording of the two properties as they are before any works have taken place. This record will be available and will help inform the future consideration of the history of the two dwellings. 32. It is vitally important that proper consideration is given to the alteration and extension of historic buildings. This report indicates that Heritage Authorities in England, Scotland and Wales have accepted that alteration and extension to the historic built environment can be undertaken in differing ways and that each has its merits. In this application, the architects have carried out internal works to unify the two properties in a manner which draws on the works of Baillie Scott. 33. In carrying out any intervention in existing buildings, Baillie Scott made them in a positive manner, with the confidence to do so. The architects have similarly approached the interventions with confidence, overlaying their work on Baillie Scott's, in a manner which responds to and acknowledges the work of the former. Externally, as seen by the passer-by, the clearance of the modern garages and the creation of the new garaging both opens the views of the existing houses and plays down the impact of the car, a mode of transport that was not as prolific when these houses were originally designed. 34. Opinions will differ on what is the right and wrong way to approach such a scheme, dependent on point of view and the 'leaning' of a given author. Those whose interest lies in the preservation of such buildings at all costs, deny the opportunity for the next stage of development to be expressed and therefore to become part of the building's story for future generations to understand and enjoy. There is an inherent danger in this approach that is that a building stagnates at a relatively arbitrary point in time. A point decided upon in deference to history. Baillie Scott himself is responsible for alteration and extension of buildings on which he has left his mark as much as the architect/builder before him. The Houses and Gardens of M. H. Baillie Scott (Ian MacDonald-Smith): Ref. Home Close, Sibford Ferris, Banbury, Oxfordshire, 1910, p.142 'Proposed modifications (drawn by Diane Haigh, a published expert on the architect, who renovated 48 Storey's Way to exacting standards that Baillie Scott would have appreciated1) allow a much improved flow to the house and it is a shame that at the time of printing2 the modifications have not been executed. Local planners, for whom Baillie-Scott had little time, have caused this house to be kept in a state of disrepair by refusing to allow the modifications. With modern living, every Baillie-Scott kitchen and service area has been altered, and undoubtedly the architect would have designed differently had he been working today. It is thanks to Baillie-Scott's understanding and use of local materials and mastery of high-quality craftsmanship that Home Close will shine again once bureaucracy has been reasoned with. 1. And Blackwell of course. 2. 2010 35. The works as set out in this report are not considered to have a detrimental impact upon the character of the Registered Buildings and in doing so, is considered to comply with the relevant planning policies from the Isle of Man Strategic Plan 2007 which are Environment Policies 32 and 34; and Policies RB/3 and RB/5 and from Planning Policy Statement 1/01 (Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man). ### Recommendation 36. For the reasons set out above, this application is considered to be acceptable and is recommended for approval. ### Party Status

37. The following parties should be afforded interested person status:

The local authority, Onchan District Commissioners and Manx National Heritage are, 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.

The Highway Service is granted interested party status under the Town and Country Planning (Development Procedure) Order 2013 paragraph 6 (4) d.

38. The following parties should NOT be afforded interested person status:

Isle of Man Victorian Society - not a direct neighbour Diane Haigh Architect - not a direct neighbour The Friends of Onchan Heritage - not a direct neighbour

### The conditions and notes (if any) related to the Department's original approval

#### C1

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.

#### C2

No works 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 Planning Authority. The works shall not be carried out unless in accordance with the approved details.

Reason: In the interests of the integrity of the Registered Building and its setting.

C3 No works shall commence until a full and comprehensive photographic survey of Braeside and Leafield has been submitted to and agreed in writing by the Planning Authority.

Reason: In order to retain a record of the site in the interests of local history.

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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/34250-braddan-braeside-leafield-demolition-extension/documents/1334182*