Dept Decision and Inspector's Report

CABINET OFFICE Government Office DOUGLAS Isle of Man IM1 3PN Direct Line (01624) 685280 Fax Number (01624) 685710 Email [email protected] CHIEF SECRETARY Will Greenhow ACMA

3rd February 2015

Planning Secretary Planning & Building Control Division Murray House Mount Havelock Douglas

Our Reference: DF14/0051 Dear Sir/Madam,

TOWN AND COUNTRY PLANNING ACT 1999 TOWN AND COUNTRY PLANNING (REGISTERED BUILDINGS) REGULATIONS 2013

PA Ref: 14/01083/CON Applicant: Isle Of Man Motor Museum (Property) Limited Proposal: Registered Building consent for the conversion of existing Guard House into a restaurant with associated parking (in association with 14/01082/GB) Registered Building Nos. 237 Address: The Guard House Jurby Industrial Estate Jurby, Isle of Man IM7 3BD

I refer to the abovementioned planning application.

In accordance with the Regulation 13(9) of the above mentioned Regulations, I herewith give notice of the decision as follows.

The application has been approved subject to the following condition(s);

1. The measures hereby authorized shall not be implemented other than in complete

accordance with the following drawings: 1767-02 P-01 (Location Map and Site Plan); 1767-02 P-02 (Existing Floor Plan, Elevations and & Sections); 1767-02 P-03 Rev A (Proposed Site Plan); 1767-02 P-04 Rev A (Proposed Floor Plan, Sections A-A / B-B & C-C); 1767-02 P-05 Rev A (Proposed Elevations); and 1767-02 P-06 (Proposed External Timber Panel Repairs), all date stamped as received on 15th September 2014.

Reason: to ensure the satisfactory preservation of this Registered building.

In accordance with Regulation 13(10)(c), please be advised that the decision of the Council of Ministers is binding and final (subject to the possibility of judicial review by petition of doleance).

Yours faithfully,

Mr A Johnstone Planning Appeals Administrator On behalf of the Chief Secretary

Applications by Isle of Man Motor Museum (Property) Ltd for:

Conversion of existing Guard House into a restaurant with associated parking (in association with 14/01083/CON); and

Registered Building consent for the conversion of existing Guard House into a restaurant with associated parking (in association with 14/01082/GB) Registered Building No 237; at

The Guard House, Jurby Industrial Estate, Jurby IM7 3BD.

Site Visit: Monday 1st December 2014

Preamble

1. The application was referred to the Council of Ministers in accordance with Section 10(1)(b) of The Town and Country Planning (Development Procedure) (No 2) Order 2013 because the site is owned or maintained by the Department of Infrastructure.
2. The Guard House is a single storey, predominantly timber, building sitting at the edge of what is now the Jurby Industrial Estate but was originally at the entrance to the former RAF base. It was Registered (reference 237) in 2007 as of special architectural or historic interest. The locality now includes both former hangars and more recent buildings in a variety of commercial/industrial uses. Close by, works are in train to erect a large building to house the Isle of Man Motor Museum, the property company of which are the current applicants.
3. PAs 10/01766/CON and 10/01765/GB approved the replacement of asbestos sheet roof and rainwater goods. PAs 13/01083/CON and 13/91082/GB approved alterations and conversion into a restaurant. Those permissions, by the Council of Ministers, followed a favourable report by another inspector, Stephen Amos.
4. The restaurant is now fully established and trading, however it is evident from a comparison with the 2013 scheme that the conversion works were implemented in accordance with the current drawings rather than those previously approved. The main differences are internal, relocating the kitchen from the main body of the building to a rear projection, originally the boiler room and shown as a store in the previous approval, and also relocating the lavatories to what was also shown as a store room previously. The consequence of these changes is that the main restaurant area is now larger than previously approved, with some additional loss of internal partitions. It is not clear from the file whether the works pre-dated the current applications in September 2014 or were implemented subsequently. Either way, to the extent now implemented, the applications seek retrospective authorisation. Associated outside measures remain incomplete, including in particular an intended Spitfire aircraft - a "gate guard" - standing on a gravel base.

Gist of Representations

1. Applicant, McGarrigle Architects: the conversion maintains and replaces where necessary any external features that have decayed, all in compliance with building conservation. Internally, as well as adapting the layout, the outer walls incorporate improved insulation behind plasterwork. The kitchen and toilets are connected to the existing site foul drainage, and ventilation is ducted to existing outlets. The proposals revive a building of dilapidation, of non-architectural merit but of historical importance. This iconic building will be maintained throughout the period of the lease. Opening times are 7 am to 7 pm with late opening on event days, employing about 10 staff.

Cabinet Office Reference DF14/0050 Application No 14/01082/GB Inspector's report

Cabinet Office Reference DF14/0051 Application No 14/01083/CON Inspector's report

1. Planning Authority, Mr S Moore, Conservation Officer: the building dates from the 1930s, he sets out its former military uses, registration description, the relevant planning framework and that at some stage after 2008 it was essentially stripped out following the discovery of asbestos linings. The key issue is whether the alterations would detrimentally affect the building's character as one of special architectural or historic interest.

1. Stub ends of removed partitions are retained as indicative of the original layout. Partitions for the toilets reuse original doors and retain, on display only, original urinals. The "Report Desk" and its glazed enclosure are retained. The former boiler room had little of interest. Windows and external doors are cleaned and repainted.

1. These types of building were prefabricated, and some rot in the lower timbers was inevitable. Replacements follow detailed discussions with the Assistant Conservation Officer, and exterior painting in blue and white reflects past appearance. The repair and retention of galvanized roof cowls is welcomed. Cast iron radiators have been chosen as being in keeping. Gable end doors are replaced but it is doubtful whether these were originals, and the new ones are of an appropriate design. The roof patina is part of the building's character and requires detailed consideration. Outside facilities, including the Spitfire, picket fencing and play area, are in themselves acceptable, although large scale play equipment could be detrimental to the building's setting.

1. A balance is needed between retaining the original fabric and alterations sufficient to allow the new use. The building had lain empty for some time and a use is vital for its upkeep and longevity. Approvals are recommended, subject to conditions.

1. Jurby Commissioners: no objection. Highway Services: awaiting agent to provide number of covers, in order to respond in full regarding parking. Environmental Health Officer: no objection subject to compliance with relevant legislation. Applicant is recommended to contact that Directorate for further advice and guidance.

Inspector's Assessment

1. The overarching issue with respect to each application is to have special regard to whether the outcome would preserve the building or its setting or any features of special architectural or historic interest which it possesses. (Town and Country Planning Act 1999 S14). The planning application additionally gives rise to consideration of the parking provision.

1. Generally speaking the best use of a Registered building is likely to be its original use, but plainly that is out of the question here, and the principle of a restaurant was established by the previous approvals. As a Guard House, the building will have been a place of comings and goings, of bustle and it is evident there were some mess facilities. A restaurant is a fitting new use, particularly as this one retains a military ambience, most particularly from the equipped Report Room, with a tableau illustrating it as in use.

1. I would not go so far as to agree with the applicant's architect that the building is of non-architectural merit; it has charm if only low key and on a small scale, but I do agree - as does the Conservation Officer and as did Manx National Heritage in response to the previous applications - that the Registration is more directed towards historic interest. Much of the internal partitioning has been removed, but with stub ends evoking their former presence and enabling the former layout to be "read", particularly by anyone with an interest in building conservation. It is also evident that some years ago these partitions had been stripped to just their

Cebinet Office Reference DF14/0050 Application No 14/01082/GB Inspector's report

Cabinet Office Reference DF14/0051 Application No 14/01083/CON Inspector's report

studwork. Externally, most has been refurbished and retained with, from the drawings and descriptions, no more replaced than was unavoidable in a timber building of this age. All works appear to have been to a very high standard, and the degree of adaptive and restorative intervention to the fabric has been no more than necessary to bring about the restaurant use, which itself holds the key to future maintenance and retention.

1. The outside children's play area is a useful facility that would not undermine the building's setting, always provided, as Mr Moore says, its equipment is limited to a reasonable size. The proposed Spitfire standing "gate-guard" nearby would be positively enhancing.

1. I conclude that the statutory requirements of Section 14 of the 1999 Act have been met. In doing so, the proposals accord also with Strategic Plan Strategic Policies 1 & 4 and Environment Policies 32 & 33 with regard to the reuse of redundant assets, and in particular the reuse of Registered buildings, and also the advice in Circular 1/01: Policy and Guidance Notes for the Conservation of the Historic Environment.

1. There is no parking standard for restaurants in the Strategic Plan Appendix 7. However, the scheme provides for 12 well located bays, including two for people with disabilities, together with a bike park. This should generally be adequate for the floor area while the restaurant is functioning as a destination in its own right. Its busiest times, I suspect, will be when complementing other events in the locality, in particular at the Motor Museum, but that would be to serve people who had already travelled to the locality. There is, moreover, a great deal of unrestricted kerbside space hereabouts. I see no problem with parking or access, nor with any other safeguarding criteria in Strategic Plan General Policy 2.

1. I do not condone unauthorised works, particularly to a Registered building, but time pressures when setting up a new business can be acute. In the light of my favourable conclusions, the applications are further supported by the fact that the outcome is a new business, and jobs, in a part of the Island remote from the major employment centres about Douglas and Ballasalla.

1. The only point of disagreement that I have with the Conservation Officer concerns his request for further details and a sample of the roof panels, in order to safeguard surface patina. I could see little to criticise in the roof as its stands and my own view is that, in the circumstances of this case, naturally evolving mellowing of the patina is better left to nature rather than human intervention. Nor is there any purpose in the normal time limit for commencement. I do however consider that there should be a condition tying all the measures to the drawings, which will include the annotation that "all play equipment to be agreed by Planning Department prior to installation".

Recommendations

1. I recommend that the planning application be approved and consent granted for the works to the Registered building, subject in each case to the following condition.

The measures hereby authorised shall not be implemented other than in complete accordance with the following drawings: 1767-02 P-01 (Location Map and Site Plan); 1767-02 P-02 (Existing Floor Plan, Elevations & Sections); 1767-02 P-03 Rev A (Proposed Site Plan); 1767-02 P-04 Rev A (Proposed Floor Plan, Sections A-A/B-B & C-C); 1767-02 P-05 Rev A (Proposed Elevations); and 1767-02 P-06 (Proposed External Timber Panel Repairs), all date stamped as received on 15th September 2014. Reason: to ensure the satisfactory preservation of this Registered building.

Alan Langton

DipTP CEng MRTPI MICE MCIHT

Inspector