Planning Officer Report

Case Officer: Mr S Moore Photo Taken: Site Visit: Expected Decision Level: Officer Delegation

Officer's Report

The Site

1. The application site is the curtilage of Red House, Victoria Road, Douglas. The site is set to the east of the road in mature grounds. Access for vehicles is via a driveway to the north of the site which also serves Glenside Residential Home which is the large building that sits to the west of the site, extending to the north. Victoria Manor is a modern detached dwelling located to the south of the site.

1. Red House is a substantial detached building designed by Baillie Scott in 1893. The building was Registered in 1996. The property sits towards the middle of the site with a detached garage to the rear (west). The building is orientated so as to be gable-end on to the highway. The design of the building utilises a collection of gables, square bay windows and a rich mixture of finishes to create a distinctive character.

The Proposal

1. This application seeks approval for the removal and rebuilding of two existing chimneystacks

Development Plan Policies

1. The application site is located within an area designated by the Douglas Local Plan 1998 as being Predominantly Residential use. The adjacent residential home is designated as Sheltered Housing whilst the glen on the other side of Victoria Road is identified as being Public Open Space.

1. As The Red House is a Registered Building (RB 160), the relevant planning policies from the Isle of Man Strategic Plan 2007 are General Policy 2, Environment Policy 32. These state:

General Policy 2:

"Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:

• (a) is in accordance with the design brief in the Area Plan where there is such a brief;

Application No.:	12/01436/CON
Applicant:	Mr Andrew Ranscombe
Proposal:	Registered Building consent to rebuild two existing chimney stacks (In association with 12/01435/GB) Registered Building Nos. 160
Site Address:	The Red House Victoria Road Douglas Isle Of Man IM2 6AQ

• (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;
• (c) does not affect adversely the character of the surrounding landscape or townscape;
• (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
• (e) does not affect adversely public views of the sea;
• (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
• (g) does not affect adversely the amenity of local residents or the character of the locality;
• (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
• (i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
• (j) can be provided with all necessary services;
• (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
• (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
• (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
• (n) is designed having due regard to best practice in reducing energy consumption."

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."

These should be read in conjunction with Policies RB/1: Registration of Buildings - Criteria to be applied, RB/3: General Criteria Applied in Considering Registered Building Applications and RB/5: Alterations and Extensions from Planning Policy Statement 1/01 (Conservation of the Historic Environment).

"Planning Policy Statement 1/01 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)."

"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 effect upon the building's special interest as a result of several minor works which may individually seem of little consequence."

Planning History

1. PA99/01623/GB - Alterations to dwelling, siting of LPG tank and laying of replacement mains water pipeline. Application Permitted.
2. PA11/01607/GB - Alterations, erection of extension and relocation and erection of replacement double garage and carport (In association with 11/01608/CON) Application Permitted.
3. 11/01608/CON - Registered Building consent for alterations, erection of extension and relocation and erection of replacement double garage and carport (In association with 11/01607/GB) Registered Building Nos. 160. Application Permitted.

Representations

1. Douglas Borough Council does not object to this application but has provided standard comments relating to the discharge of surface water.

Assessment

1. The starting point with any such proposals is to establish the significance of the building as a whole in order to assess the impact that these proposals will have on that significance. Mackay Hugh Baillie Scott is arguably the Island's foremost architect and certainly one of the main protagonists of the Arts & Crafts Movement in Britain and some would argue the world. This house was designed by him, for his family around 1892, with construction understood to have commenced in October 1892. The Red House, added to the Protected Buildings Register on 26th January 1996, is considered to be one of his finest pieces of work in conjunction perhaps, with Blackwell near Windermere and Waterlow Court in the Hampstead Garden Suburbs. The architecture and history of the existing house is well documented in publications by Kornwolf, Diane Haigh and latterly, Gregory Slater.

That proposed is the demolition and rebuilding of two existing chimneystacks to the main body of the property. Initially, the application as submitted was scant in detail and relied on photography to represent the existing and proposed chimneys. The issue here is one of accuracy. It would be difficult to properly assess the height, patterns of brickwork etc of the proposed other than by notation on photos.

As a result of this, the applicant's agent was contacted and further, large scale drawings requested. These were provided and re-circulated to the appropriate parties.

The justification for the works relates to the damage caused by the very gases given off by the fires burning below which have resulted in the bricks being damaged. This is a well documented phenomenon and can be exacerbated by poorly fired (soft) clay bricks. The

rendering of the brickwork in recent times, was no doubt intended to alleviate the influx of water into the stack and subsequently the building. Their replacement with brick stacks to match, all be it with a concrete liner to ensure that the flue gases do not continue to damage the brickwork, is considered to be an enhancement to this historic property and is therefore considered to comply with General Policy 2, Environment Policies 32 and 34 of the relevant planning policies from the Isle of Man Strategic Plan 2007 in conjunction with Policies RB/1: Registration of Buildings - Criteria to be applied, RB/3: General Criteria Applied in Considering Registered Building Applications and RB/5: Alterations and Extensions from Planning Policy Statement 1/01 and are therefore acceptable.

Recommendation

1. Permit.

Party Status

1. It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status:

Douglas Corporation

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 08.02.2013

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : 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 approval relates to the following information:

Drawing Number 09/AR/729-101 Location Plan date stamped 24 Oct 2012 Drawing Number 09/AR/729-102 Existing Roof Plan & Elevations date stamped 24 Oct 2012 Drawing Number 09/AR/729-103 Proposed Roof Plan & Elevations date stamped 24 Oct 2012 Drawing Number 09/AR/729-104 Details of Chimney Two date stamped 14 Jan 2013 Drawing Number 09/AR/729-105 Details of Chimney Three date stamped 14 Jan 2013

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.

Decision Made : Permitted Date : 13/2/13

Determining officer (delete as appropriate)

Signed : _________________________ Anthony Holmes Senior Planning Officer

Signed : _________________________ Michael Gallagher Director of Planning and Building Control

Signed : _________________________ Sarah Corlett Senior Planning Officer

Signed : _________________________ Jennifer Chance Development Control Manager