DEC Officer Report

Application No.: 21/00167/CON Applicant: Anthony Kevin Moore Proposal: Registered building consent for alterations and internal works RB. 133 Site Address: Woodland Towers Ashley Road Onchan Isle Of Man IM4 5BB Registered Buildings Officer: Mr Ross Brazier Expected Decision Level: Officer Delegation Recommended Decision: Refused Date of Recommendation: 25.11.2021 _________________________________________________________________ Reasons for Refusal R : Reasons for Refusal O : Notes attached to reasons R. The unauthorised works have resulted in a negative impact upon the character of the building caused by the raising of the roof, introduction of a dormer, use of uPVC windows and loss of internal detailing. These actions are considered to fail to preserve the special interest of the building and are considered to not comply with Strategic Plan policies SP4, EP32 and EP34, Policies RB/3, RB/5 and RB/10 of Planning Policy Statement 1/01 and are therefore not supported.

_______________________________________________________________ Interested Person Status – Additional Persons None _____________________________________________________________________________ Officer’s Report THE SITE

1.1 The site is the Registered Building Woodland Towers, RB 133. A. Woodland Towers (or Woodland Cottage as it was known) was built in the first-half of the nineteenth century on what was part of Ballachrink Farm. By the 1869 Ordnance Survey the property had a tower and was occupied by Thomas John Ouseley, son of Major General Sir Ralfe Ouseley. The house was sold in 1892 to Charles Percy Okell, son of Dr Okell, the brewer. It appears that he added the

second tower as in 1894 the house is referred to as Woodland Towers. The properties most notable owner was Abdullah Quilliam who bought the house in 1903, born in 1856 as William Quilliam, after a visit to Morocco in 1887 he converted to Islam and set up the first functioning mosque in Britain, the Liverpool Muslim Institute. Woodland Towers is an important illustration of the 19th century's romantic architecture and is an important example of this at a smaller scale, illustrating that such architectural embellishments were not only the reserve of the very wealthy.

THE PROPOSAL

2.1 The application seeks retrospective consent and approval for proposed new works. The works are extensive and can be summarised as set out below.

2.2 The retrospective works include:

• o Removal of pitched and flat roofs including demolition of chimney stacks and replacement with fiberglass imitation stack.
• o Creation of new roof with increased pitch
• o Creation of box dormer to new roof
• o Demolition of front porch and replacement with new
• o Demolition of historic wall, courtyard and outbuildings and replacement with new extension
• o Removal of all windows and replacement with new uPVC windows
• o Creation of additional extensions to rear elevation
• o Internally the works appear to have resulted in the removal of all historic fabric with the exception of the internal stone walls, all structural flooring replaced, alterations to room layout including fixtures and fitting such as doors, skirting.

2.3 The application does not state but it is considered likely that the entire structure has been re-rendered externally and re-plastered internally. - 2.4 The proposed work amount to the following;

• o Restrictors to windows at first floor to prohibit falling
• o Introduction of air admittance valve to soil vent pipe
• o Introduction of wall and door for fire protection to attic
• o Introduction of Juliet balcony railings to dormer.

PLANNING POLICY

3.1 TOWN AND COUNTRY PLANNING ACT 1999 S16 Registered buildings: supplementary provisions

(3) In considering —

• (a) whether to grant planning approval for development which affects a registered building or its setting, or
• (b) whether to grant registered building consent for any works, the relevant 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.

3.2 National policy: THE ISLE OF MAN STRATEGIC PLAN 2016 Strategic Policy 4: Proposals for development must: (a) Protect or enhance the fabric and setting of Ancient Monuments, Registered Buildings(1), Conservation Areas(2), buildings and structures within National Heritage Areas and sites of archaeological interest;

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.

Environment Policy 34: In the maintenance, alteration or extension of pre-1920 buildings, the use of traditional materials will be preferred.

3.3 Planning Policy Statements: 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:-

• o 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;
• o 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;
• o 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).

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

3.4 Planning Circulars: 1/98: The Alteration and Replacement Of Windows

Category a) Registered Buildings Policy 5 If the original windows are still in place they should be preferably repaired. If the repair is impracticable, replacement windows MUST BE THE SAME as the originals in all respects, including the method of opening, materials and detailed design. This policy will be strictly applied other than where the particular circumstances are so exceptional as to justify a relaxation.

PLANNING HISTORY

4.2 The site has also been the subject of planning applications in relation to the outbuildings none of which are considered to be materially relevant to the current application.

REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.

5.1 No Representations have been received. ASSESSMENT - 6.1 The issues in this case are whether the works undertaken without consent and those currently proposed to the building preserve the registered building or its setting or any features of special architectural or historic interest which it possesses.

6.2 It is considered that the works both external and internal undertaken without consent are extensive. The applicant apart from providing an "existing" (this should be identified as prior to works being undertaken) plans and elevations has provided no detail or information regarding the numerous details and finishes and features that have been removed as part of the works undertaken, there has also been no justification made for the works undertaken including demolition of features or for the new elements that replacement them nor for the choice in design and materials used. - 6.3 It is considered that the following elements, though not exclusively have negatively affected the character of the building a building of special architectural interest;

• o Removal of roofs and replacement with new raised roof
• o The loss of the historic chimney stack and replacement with smaller scale Fibreglass dumb chimney
• o Introduction of large square box dormer to principle elevation
• o Replacement of all historic windows with uPVC not flowing historic window pattern or detail (application says new windows are timber, they are not)
• o Demolition of outbuildings and yard
• o Demolition of porch to principle elevation

6.4 It is acknowledged through information that Department holds relating to the property, that extensive works to the property were necessary to bring it to an acceptable standard of repair for a dwelling, however, from this information it is also clear that there were elements of the building that did not provide special interest, such as the staircase, but also that there were elements that did provide special interest, such as planform, external appearance decorative finishes coving skirting. While some elements of the unauthorised works may be considered acceptable should justification for them have been provided there are a number of elements that are considered unacceptable due to their impact upon the character and special interest of the building. It is therefore considered that the works as a whole, have an overall effect and impact that have failed to preserve the character and special interest of the building and have been undertaken without any justification, including the use modern materials which are inappropriate and may also lead to issues with the traditional construction of the building.

CONCLUSION

7.1 The unauthorised works have resulted in a negative impact upon the character of the building caused by the raising of the roof, introduction of a dormer, use of uPVC windows and loss of internal detailing, these actions are considered to fail to preserve the special interest of the building and are not in accordance with SP4, EP32, EP34 of the Strategic Plan, RB/3, RB/5 of Planning Policy Statement 1/01 and Policy 5 of Planning Circular1/98: The Alteration and Replacement of Windows. INTERESTED PERSON STATUS

8.1 By virtue of the Town and Country Planning (Registered Buildings) Regulations 2013 (As Amended), the following are automatically interested persons:

• o The applicant, or if there is one, the applicant's agent;
• o Manx National Heritage, and
• o The local authority in whose district the land the subject of the application is situated.

8.2 In addition to those above, the Regulation 9(3) requires the Department to decide which persons (if any) who have made representations with respect to the application, should be treated as having sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application.

I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status

Decision Made : Refused Date : 25.11.2021 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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