**Document:** Market Hall Heritage Statement **Application:** 19/01286/GB — Alterations, installation of replacement roof slates to match existing and associated lead work to parapet, replace two roof lights and installation of four new roof lights, and replacement windows to ends of lantern roof structures with new sections of gutter above (in association with PA 19/01287/CON) **Decision:** Permitted **Decision Date:** 2020-01-02 **Parish:** Braddan **Document Type:** report / planning_statement **Source:** https://planningportal.im/a/30230-braddan-market-hall-hill-alterations-installation-replacement/documents/1366953 --- # Market Hall Heritage Statement ## Basic Information Market Hall (Butchers Market) is number 120 on the list of protected registered buildings, listed together with The Manx Legion, Douglas Branch, (Fish, Butter and Vegetable Market Building) as well as being within a conservation area. ### Location & Setting Situated on North Quay, Douglas Harbour, with notable buildings - The British Hotel (public house) by local architect Armitage Rigby, and The Manx Legion (former Fish, Butter and Vegetable Market Building) located either side, Market Hall is an important part of the townscape within the working harbour. To the north are a mix of tall, rendered Victorian properties and pebbledashed local authority flats within a close knit urban fabric. To the south across the quay are industrial units, more open and low lying. ### Historical Value Following the slum clearance of the area by the Victorians, Market Hall is one of two buildings built at the end of the nineteenth century to replace the open air market which took place in front of the old St Matthew church for centuries. Market Hall was the Butchers Market and The Manx Legion the Fish, Butter and Vegetable Market. Both helped to cement commerce in the area as part of the working quayside and transference of the capital and administrative centre from Castletown to Douglas. ### Evidential Value Largely unaltered externally, internally the building has previously lost the physical evidence of the centralised timber stalls and therefore how it was specifically used, although the building retains the openness of space and many of the original details - cast ironwork and architrave surrounds to windows. The latter, however, have been compromised in a number of areas. The rectangular shaped building consists of a double bay side by side at roof level, each hipped and terminating at ridge height with a roof ventilator, public entrances are from North Quay, Market Hill and James Street with a smaller entrance adjacent to The British Hotel having been previously blocked up. Douglas Borough Council holds documentation relating to the construction of the building published in The Surveyor and Municipal and County Engineer on 31 August 1900, a year after the building's completion. This includes the cost of the works at a total of £5,410, and details of the ironwork supplied by A.& J. Main of Glasgow. ### Communal Value Market Hall forms part of a small group of buildings with a symbolic value as the "idea" of Douglas market, built as part of the Victorian slum clearance. Historically, it would have been a focal point of activity for commerce, gathering and the community. The building is not the focal point it once was and has struggled and declined over the years, most recently housing the Fine Art degree programme of University College Man, together with a cafe, public conveniences and a butchers shop. It has, however, always maintained public access and its continued usage and social value give it a clear sense of identity, retaining its historical relevance. ### Aesthetic Value The exterior form and materials that Market Hall are constructed from are distinctive and of good quality. The building has a strong form largely defined by the two hipped slate roof bays that run the length of the building, terminated by ridge ventilators and supported internally by a central row of cast iron columns; and the external walls which are constructed of solid grey brick with large arched window openings and plinths dressed in red brick. Entrances are marked by Peel sandstone porticoes and features such as the parapet are also dressed in Peel sandstone. The overall form with its high spaces, ventilated at ridge with large windows is functional, but the detailing is elaborate. There are no comparable buildings on the island of this building type. 177_Market Hall • Market Hill, Douglas • Market Hill Property Ltd © homcastle thomas 1901287 1901287 177_Market Hall • Market Hill, Douglas • Market Hill Property Ltd 02.4 DESCRIPTION • DESIGN PRINCIPLES • NATURE OF PROPOSAL (CONT) It is proposed that a slightly deeper timber counterbatten than the existing counterbatten is utilised below the batters. This will ensure the nails hang the slate do not penetrate the timber boarding visible internally, as happens at present allowing a pathway for wear. It will also allow a thin layer of insulation to be introduced. There will be no discernable difference visually externally, as any very marginal increase in height will be masked by the parapet wall. A further vulnerable point in the construction is the sandstone dressings, which are very porous, combined with a solid wall. It is proposed, in conjunction with the roofing works and associated renewal of lead work to the parapet box gutter, that in the areas of prevailing weather, the Market Hill and North Quay elevations, the leadwork be extended from the box gutter and dressed over the parapet and below the existing concrete coping stone and to the top horizontal face of the projecting sandstone cornice providing protection from driving rain. The end windows to the ventilating lantern will be replaced with a hardwood timber window containing a double glazed unit with fenestration to match the existing. A gutter to to match the existing gutters will be introduced at eaves level, above the window, to stop rainwater from the roof being driven onto the window frame. It is proposed to replace the two existing modern fixed roof light lights with opening rooflights and introduce four new opening roof lights, sizes to match the existing roof lights. This will aid in radical ventilation and will be operated electronically remotely. All of the roof lights are will be located on the internal roof slope where historic framing within the roof slope already exists, the siting of the roof lights will not be visible externally from ground level and will not detrimentally affect the buildings character. 04.0 PLANNING POLICY The proposal is in line with the following planning policies of the Strategic Plan 2018: Environmental 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. Environmental Policy 34. In the maintenance, alteration or extension of pre-1920 buildings, the use of traditional materials will be preferred. The proposed works utilises traditional materials and locates roof lights so that they are not visually intrusive. The proposed natural slate has an appearance that matches Welsh slate and is approved for use in Snowdonia National Park as an alternative to Welsh slate for use on all their buildings for heritage work, refurbishments and new build in that area. Environmental 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. The proposed works, utilising traditional materials and giving careful consideration to the location of roof lights, ensuring they are positioned in the external walls and therefore not visible externally from ground level would preserve the character of the Area. Planning Policy Statement 1/01, Policy RB/3. The issues that are generally relevant to the consideration of all registered building applications are: The importance of the building, its intrinsic architectural and historic interest and rarity, relative to the island as a whole and within the local context. The particular physical features of the building (which may include its design, plan, materials or location) which partly do inclusion in the register, descriptions annexed to the entry in the register may draw attention to features of particular interest or value, but they are not exhaustive and other features of importance (eg interiors, murals, hidden fireplaces) may come to light after the buildings entry into the register. The buildings setting and its contribution to the local scene, which may be very important, e.g. Where it forms an element in a group, park, garden or other townscape or landscape, or where it shares particular architectural forms or details with other buildings readily (including other registered buildings). Market Hall is an important registered building. The materials and features of the registered building together with its contribution to the townscape have all been considered to ensure the works utilise appropriate materials and new elements are appropriately located so that they are not visually intrusive and are not detrimental to the building's character. The lead fashings will have a visual impact but this will be minimal and far out weighed by the benefits to the integrity and future protection of the building fabric. Note that when the building was originally built the parapet was not a solid wall but how the form of a sandstone open basalt scale. This, at some point in the building's history, has been replaced but the issue of water ingress is now apparent. Planning Policy Statement 1/01, Policy RB/5. 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 effect upon the building's special interest as a result of several minor works which may individually seem of little consequence. The proposed works are necessary in order to stop water ingress in this exposed location, together with providing additional natural ventilation. Visual intrusion is minimized, the character of the building maintained and its contribution to the townscape retained. Planning Policy Statement 1/01, Policy CA/2. When considering proposals for the possible development of any land or buildings which fall within the conservation area, the impact of such proposal upon the special character of the area, will be a material consideration when assessing the application. Where a development is proposed for land which, although not within boundaries of the conservation area, would affect its context or setting or views into or out of the area, such issues should be given special consideration where the character or appearance of a conservation area may be affected. Visual intrusion is minimized in the proposed works ensuring the character of the area is preserved whilst providing protection for the building. 02.4 DESCRIPTION • BACKGROUND • NEED Market Hall had various roofing works undertaken in 2001 and 2010 by the then owners, Douglas Borough Council. These included refurbishment to the concrete coping stones of the parapet walls; lead works to the roof generally and repairs to the lantern windows. During the recent refurbishment works to the building some necessary, but limited, repair works to the roof were undertaken in discussion with the Registered Building Officer, Ross Brazier. Over the last 12 months it has become apparent that further works are required to stop water ingress, particularly at the junction of the wall to the roof, that is the parapet and associated box gutter along the elevations subjected to the prevailing weather (Market Hill elevation and North Quay elevation). 02.3 DESCRIPTION • EXISTING FORM • MATERIALS Market Hall is of a distinctive form and materials. Walls are constructed in build grey brick with openings dressed in red brick and window tilts and parapet coping stones in coloured concrete; entrance portions and a projecting cornice just below parapet level are in sandstone. Two tipped natural slate roof days set side by side and terminated by ridge ventilating lanterns all over the rectangular plan; hull has are in coloured concrete and the ridge is a creberated red clay tile. Repairs of varying standards of quality have been undertaken to the roof during the building's history. A number of sandstone piers at parapet level, for example, having been poorly repaired with coloured concrete. A relatively modern roofing membrane beneath the existing slate roof points to the roof having been re-stalled during its history re-using original slates which have been holed twice. 02.4 DESCRIPTION • DESIGN PRINCIPLES • NATURE OF PROPOSAL It is proposed, in order to address various issues experienced with water ingress in this exposed location, that the roof be re slated utilising a new natural slate, heritage and National Park approved. There is evidence that points to the roof having been previously re-stated, utilising reclaimed and/or second hand slates. In order to ensure the integrity of the roof for the next generation utilising a second hand slate for a third time would not be suitable, particularly when a 70 % loss of the existing slates could be anticipated during re-roofing. 04.0 PLANNING POLICY (CONT) The importance of the building, its intrinsic architectural and historic interest and rarity, relative to the island as a whole and within the local context. The particular physical features of the building (which may include its design, plan, materials or location) which partly do inclusion in the register, descriptions annexed to the entry in the register may draw attention to features of particular interest or value, but they are not exhaustive and other features of importance (eg interiors, murals, hidden fireplaces) may come to light after the buildings entry into the register. The buildings setting and its contribution to the local scene, which may be very important, e.g. Where it forms an element in a group, park, garden or other townscape or landscape, or where it shares particular architectural forms or details with other buildings readily (including other registered buildings). Market Hall is an important registered building. The materials and features of the registered building together with its contribution to the townscape have all been considered to ensure the works utilise appropriate materials and new elements are appropriately located so that they are not visually intrusive and are not detrimental to the building's character. The lead fashings will have a visual impact but this will be minimal and far out weighed by the benefits to the integrity and future protection of the building fabric. Note that when the building was originally built the parapet was not a solid wall but how the form of a sandstone open basalt scale. This, at some point in the building's history, has been replaced but the issue of water ingress is now apparent. Planning Policy Statement 1/01, Policy RB/5. 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 effect upon the building's special interest as a result of several minor works which may individually seem of little consequence. The proposed works are necessary in order to stop water ingress in this exposed location, together with providing additional natural ventilation. Visual intrusion is minimized, the character of the building maintained and its contribution to the townscape retained. Planning Policy Statement 1/01, Policy CA/2. When considering proposals for the possible development of any land or buildings which fall within the conservation area, the impact of such proposal upon the special character of the area, will be a material consideration when assessing the application. Where a development is proposed for land which, although not within boundaries of the conservation area, would affect its context or setting or views into or out of the area, such issues should be given special consideration where the character or appearance of a conservation area may be affected. Visual intrusion is minimized in the proposed works ensuring the character of the area is preserved whilst providing protection for the building. --- *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/30230-braddan-market-hall-hill-alterations-installation-replacement/documents/1366953*