**Document:** Planning Officer Report and Recommendation **Application:** 10/01220/CON — Registered Building consent for internal alterations to allow the sub-division of the building to provide community facility on the ground floor and offices or community facility on the first floor (in association with 10/01219/GB) Registered Building Nos. 244 **Decision:** Permitted **Decision Date:** 2010-11-29 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/36852-braddan-former-red-cross/documents/1358487 --- # Planning Officer Report and Recommendation ## Planning Report And Recommendations [Table omitted in markdown export] ### Considerations [Table omitted in markdown export] ### Written Representations [Table omitted in markdown export] ### Consultations [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] ### Officer's Report #### The Site The application site is a corner plot situated on the junction of Derby Road and Park Road. The building, added to the Protected Buildings Register on 23rd March 2007, is a substantial two storey red and contrasting grey brick, former Methodist chapel with a prominent spire marking the junction on the corner. The building was used by the British Red Cross. The application site is located within the Woodbourne Road Conservation Area. To the north of the application site is a nursery located within 1A Park Road. To the west of the application site are a block of residential apartments of Millennium Court. ## The Proposal The application is seeking consent for some minor internal alterations including the installation of a new acoustic wall with associated access doors to form a protected corridor, the installation of uprated doors to the North West Lobby and Entrance/Exit within the Ground Floor of the Spire and the erection of a partition and associated fire/sound proofing door to the North West staircase. ### Planning Status And Relevant Policies Within the adopted Isle of Man Strategic Plan 2007, the following policies are considered to be relevant in the determination of this application: General Policy 2, Environment Policies 32 Environment Policy 32 states that "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." ### Planning History There have been previous applications on the site which are considered relevant in the determination of the applications: 06/02042/B - Demolish existing building and erection of a building comprising 6 two bed apartments, 2 one bed apartments and 10 on site car parking spaces - Application refused at Appeal 98/01888/ B - Installation of uPVC windows to replace existing to first floor lecture hall - Application refused 88/04536/B - Additional office and entrance lobby extension - Application Permitted ### Representations Douglas Corporation has not commented on the application. Highways Division of the Department of Infrastructure do not oppose the application. The owners of 1A Park Road (Park Road Baby Unit) have objected to the application on the following grounds: 1) the use will cause damage to the use of their building and that they are entitled to free peaceful enjoyment of their building around the clock, 2) oppose any change of use which deviates from the noise and activity levels associated with existing use as "Offices", 3) the description of development is misleading - it is self evident that the underlying objective of the application is a Brass Band Practice Hall, 4) There is a lack of parking spaces in the area and there is no spare capacity for extra parking for up to 60 band members, 5) concerned about noise transmission from the Red Cross building into their building. The occupier of Flat 2, 66 Derby Road has objected on the following grounds: 1) Lack of parking availability within the locality during evenings and weekends, 2) the proposed overflow car parking at Park Road School and the Bowling Green Pub will not ease the situation, as the school will be closing down in the next few years and may well be sold off for redevelopment. The Bowling Green Pub already has signs up warning about non-customers using their car park. This does not sound like that they would be willing to have up to 60 extra cars using their premises on a regular basis. Standard comments have been received from the Manx Electricity Authority. ### Assessment The principal issue in assessing this application is the impact of the proposed works on the Registered Building. The following paragraphs deal with this issue in the above order, followed by consideration of other matters of detail. ## Conservation Officers Report As the property is located within the Woodbourne Road section of the Upper Douglas Conservation Areas and is a Registered Building (RB 244) the content of this application has been considered with particular regard to Policy CA/2 SPECIAL PLANNING CONSIDERATIONS of Conservation Areas and POLICY RB/5 ALTERATIONS AND EXTENSIONS as set out within Planning Policy Statement 1/01Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man. These works are intended to provide both better fire protection to the occupants and better sound reducing properties as the Ground Floor space is intended for Brass Band practice. In considering the impact of these works on the character of the Registered Building, it is necessary to consider the significance of the fabric to which these works impact upon. Internally, there is very little historically or architecturally significant fabric. The works outlined within this application will only have an impact on the relatively modern fit out which took place sometime in the 1980's or 1990's and are therefore of little concern. Using the building for Brass Band practice is a use ideally suited to this type of building. In conclusion, these works will not impact detrimentally on the character of the Registered Building and are therefore acceptable. ### Planning Officers Report The proposed works will have very little impact on the character of the Registered Building and as such are unobjectionable. The objections raised by the occupier of Flat 2, 66 Derby Road and the owners of 1A Park Road are planning matters in relation to the change of use of the building and are not in relation to the proposed internal works of the building. Their objections have been considered under Planning Application 10/01219/GB. ### Recommendation It is recommended that Registered Building Consent be granted subject to conditions. ### Party Status The local authority is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered an "interested person" and as such should be afforded party status. The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance. The occupiers of Flat 2, 66 Derby Road have only raised objection about the proposed change of use of the building, which are not matters that can be considered under this application, as such they should not be afforded party status in this instance. The owners of 1A Park Road have only raised objection about the proposed change of use of the building, which are not matters that can be considered under this application, as such they would not normally be afforded party status. However, they are an adjoining landowner and therefore should be afforded party status. The comments from the Manx Electricity Authority have commented on non planning matters and as such should not be afforded party status. ## Recommended Decision: Permitted **Date of Recommendation:** 25.10.2010 ### Conditions and Notes for Approval / Reasons and Notes for Refusal - [ ] Conditions for approval - [ ] Notes attached to conditions - [ ] Reasons for refusal - [ ] Notes attached to refusals #### C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice. #### C 2. This consent relates to internal alterations as shown in drawing numbers RCB 01, RCB 02, RCB 03 and RCB 04 date stamped 18th August 2010. I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer. **Decision Made:** Permitted **Date:** 26/11/11 **Signed:** __________________________ Senior Planning Officer --- *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/36852-braddan-former-red-cross/documents/1358487*