Planning Officer Report

Officer's Report

Application No.:	13/01001/CON
Applicant:	Rose Estates Ltd
Proposal:	Registered Building consent for strengthening works to existing ground floor to second floor staircase (Registered Building Nos. 95)
Site Address:	8 Finch Road Douglas Isle Of Man IM1 2PT
Case Officer:	Mr S Moore
Photo Taken:
Site Visit:
Expected Decision Level:	Officer Delegation

The Application Site

1. The site represents the curtilage of 8 Finch Road, Douglas a three storey, painted render office building. No. 8 is a Registered Building (RB 95). The application concerns the interior of the building.

Planning Status

1. The site lies within an area designated on the Douglas Local Plan of 1998 adopted by Tynwald on 15th December 1998 as 'Predominantly Offices'.

The Proposal

1. This application seeks Registered Building Consent strengthening works to the existing ground floor to second floor staircase.

Planning History

1. The following applications are considered relevant:

10/00487/CON - Registered Building consent for the installation of signage (in association with 10/00486/D) Registered Buildings Nos. 095 - Application Permitted

10/00486/D - Installation of signage (in association with 10/00487/CON) - Application Permitted 06/01738/CON - Erection of advertising signage (In association with 06/017321D) - Application Refused 06/01731/D - Erection of advertising signage (In association with 06/01738 CON) - Application Refused 03/01230/GB - Internal and external refurbishment of office building - Application Permitted

Planning Policy

1. As 8 Finch Road, Douglas is a Registered Building (RB 95) and the works proposed in this application are all internal, the relevant planning policies from the Isle of Man Strategic Plan 2007 are Strategic Policy 4, Environment Policies 32 and 34 and Policies RB/3 and RB/5 from Planning Policy Statement 1/01 (Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man) is also considered to be relevant to determining this application.

Strategic Policy 4 states:

"Proposals for development must:

• (a) Protect or enhance the fabric and setting of Ancient Monuments, Registered Buildings, Conservation Areas, buildings and structures within National Heritage Areas, and sites of archaeological interest;

• (b) protect or enhance the landscape quality and nature conservation value of urban as well as rural areas but especially in respect to development adjacent to Areas of Special Scientific Interest and other designations; and

• (c) not cause or lead unacceptable environmental pollution or disturbance."

Environment Policy 32 states:

"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."

Environment Policy 34 states:

"In the maintenance, alteration or extensions of pre-1920 buildings, the use of traditional materials will be preferred."

Policy RB/5 - Alterations and Extensions states:

"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."

Representations

1. None at the time the report was written.

Assessment

20 September 2013 13/01001/CON Page 2 of 4

1. This application seeks Registered Building Consent strengthening works to the existing ground floor to second floor staircase.

1. The existing staircase is contemporary with the building and a major part of its visual architectural detailing. The way in which the staircase wraps around the walls to the hallway for its full height, forms an intrinsic part of the character of this particular part of the Registered Building.

1. This application has come about following a number of meetings with the building owner and Structural Engineer, which helped define the causes of the movement in the staircase and formed an approach to the methodology for repair.

1. The staircase had recently started pulling away for the wall and as a result, the building owners contacted the Conservation Officer and a local Structural Engineer to investigate the causes and what needed to be done to repair the staircase.

1. Removal of sections of treads etc revealed that the staircase was not well constructed and age, poor construction techniques and increased office use had caused the resultant movement.

1. Temporary propping was installed, evident in the application photography, to ensure no further movement took place. This will remain in place until the works to strengthen the main load bearing structure of the staircase.

1. The approach to strengthening the staircase was to ensure that the strengthening was not visible beyond the depth of the current staircase construction. This will entail the removal of tread/risers to afford access for the works. This will ensure that the plaster soffit, the underside of the staircase and its small plaster cornice detail will remain unaffected by the works.

1. The works are necessary and will have a minimal impact upon the character of the Registered Building and are therefore acceptable.

1. In conclusion; the works proposed in this application are considered to respect the character of the Registered Building and in doing so, comply with the relevant planning policies from the Isle of Man Strategic Plan 2007 i.e. Strategic Policy 4, Environment Policies 32 and 34 and Policies RB/3 and RB/5 from Planning Policy Statement 1/01 (Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man).

Recommendation

1. Permit.

Party Status

1. The local authority, Douglas Borough Council, is by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5)(d), considered "interested persons" and as such should be afforded party status.

Recommendation

Recommended Decision: Permitted