18 October 2011 · Committee
Woodlands, Alexander Drive, Douglas, Isle Of Man, IM2 3qu
The application sought permission to erect a detached garage and create an additional vehicular access at Woodlands, Alexander Drive, Douglas. Woodlands is a substantial two-and-a-half storey Arts and Crafts dwelling with red brick, black and white timbering and a red tiled roof, set in a heavily treed site that also contains former coach houses. The main house is the Registered Building, and the key planning issue was whether the proposed garage — described as large in scale — would harm its setting. The Building Conservation Officer was involved through substantial pre-application discussions, and the officer's report acknowledged that the proposal's acceptability was closely tied to the site's historical connection to the historic start of the TT races, noting that without that connection the proposal would likely have been unacceptable. The Planning Committee, to which the case was referred due to the scale of development next to a Registered Building, approved the application subject to six conditions.
The committee found the proposal complied with Registered Building policies RB/3 and RB/5 and Environment Policy 32 of the Isle of Man Strategic Plan. The officer's report was explicit that the historical connection to the TT races was a decisive factor — without it, the scale of the garage would likely have been considered harmful to the setting of the Registered Building. On balance, and following pre-application engagement with the Building Conservation Officer, the development was judged acceptable.
ALTERATIONS AND EXTENSIONS
it is recommended that the application be approved as it is considered to comply with policies RB/3 and RB/5
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. 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.
GENERAL CRITERIA APPLIED IN CONSIDERING REGISTERED BUILDING APPLICATIONS
it is recommended that the application be approved as it is considered to comply with policies RB/3 and RB/5
POLICY RB/3 General criteria applied in considering registered building applications 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 justify its 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, (e.g. Interiors, murals, hidden fireplaces) may come to light after the building's entry in the register; • The building's 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 nearby (including other registered buildings).
Extensions of alterations to a Registered Building
it is recommended that the application be approved as it is considered to comply with policies RB/3 and RB/5 of Planning Policy Statement 1/01 and Environment Policies 32
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. 7.27 Change of Use of Registered Buildings 7.27.1The best use for a Registered Building is usually the use for which the building was designed. However, it is recognised that it is often necessary to look for a new use to secure the economic future of the b uilding. It is important therefore that any new use is appropriate and that physical alterations are sensitive to its character. (1) Curtilage is defined in Appendix 1
Condition 1
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Condition 2
This permission relates to the erection of a detached garage and the creation of an additional vehicular access as shown in drawing numbers WL/11/192/1B, WL/11/192/2B, WL/11/192/3B, WL/11/192/4, WL/11/192/5B and WL/11/192/6B date stamped 15th July 2011.
Condition 3
No development shall take place until samples of the facing and roofing materials have been submitted to and approved in writing by the Planning Authority; thereafter the development shall be carried out in accordance with the approved materials.
Condition 4
No development or other operations shall be commenced on this site until adequate steps, which shall have been previously approved in writing by the Planning Authority, have been taken to safeguard against damage or injury during construction works to all trees on the site, or those trees whose root structure may extend within the site. In particular no excavations, site works, trenches or channels shall be cut or pipes or services laid or any other works carried out in such a way as to cause damage or injury to the trees by interference with their root structure and no soil or waste shall be deposited on the land in such a position as to be likely to cause damage or injury to the trees.
Condition 5
No development shall take place until a window schedule has been submitted to and approved in writing by the Planning Authority; thereafter the development shall be carried out in accordance with the approved details.
Condition 6
No development shall take place until details of the dehumidifiers and mechanical extract ventilation have been submitted to and approved by the Planning Authority; thereafter the development shall be carried out in accordance with the approved details.
