5 October 2011 · Delegated
Ballure Cottage, Ballure Road, Ramsey, Isle Of Man, IM8 1nl
The application sought consent to replace the existing 1930s fireplaces in the Lounge and Dining Room of Ballure Cottage, Ramsey (Registered Building No. RB 212), and to re-line the chimney flues in each room. The key planning concern centred on the original proposal to inject 'perlite', a permanent cementitious material, into the flues as a solid infill. Officers considered this effectively irreversible and potentially harmful to any historic fabric within the flues, which would have conflicted with policies protecting the character of registered buildings. Following discussion with the applicant, the lining method was changed to a semi-permanent type that can be readily removed at a later date, preserving any potentially historic fabric. The existing fireplaces were assessed as part of a 1930s reconfiguration of the house rather than original historic features, and the Dining Room and Lounge interiors were noted as not being of a single coherent historic period.
The application was approved because the revised, removable chimney lining method avoids permanent harm to historic fabric, and the 1930s fireplaces being replaced are not considered original historic features of the building. The proposals were judged to have minimal impact on the character of the Registered Building, complying with policies RB/3 and RB/5 of Planning Policy Statement 1/01 and Environment Policy 32 of the Isle of Man Strategic Plan.
GENERAL CRITERIA APPLIED IN CONSIDERING REGISTERED BUILDING APPLICATIONS
Planning Policy Statement 1/01- Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man
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).
ALTERATIONS AND EXTENSIONS
Planning Policy Statement 1/01- Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man
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.
Extensions of alterations to a Registered Building which would affect detrimentally its character as a building of special architectural or historic interest will not be permitted.
Isle of Man Strategic Plan (20th June 2007)
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 following information: A3 Drawing Number 01 - Site & Location Plan A3 Ground Floor plan (date stamped 5th September 2011) 2 No. A4 Photos annotated 'Drawing 1' and 'Drawing 2' showing the proposed fireplace 2 No. A4 colour photos annotated 'lounge Existing'. 2 No. A4 colour photos annotated 'Dining Existing'.
Registered Building Consent for the removal of internal cupboard and installation of studwork for provision of insulation
relevant in the assessment and determination of this application
Installation of replacement windows and front door and repair works to dwelling (In association with 10/00394/GB)
relevant in the assessment and determination of this application
Installation of replacement windows and front door and repair works to dwelling (In association with 10/00395/CON)
relevant in the assessment and determination of this application