DEC Officer Report

Application No.: 21/00291/CON Applicant: Marlinspike Properties Limited Proposal: Registered Building consent for alterations and refurbishment of existing dwelling (in association with 21/00275/GB) Registered Building Nos. 55 Site Address: 1 Parliament Lane Castletown Isle Of Man IM9 1LB Registered Buildings Officer: Mr Ross Brazier Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 03.06.2021 _________________________________________________________________

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

• C 1. The works hereby granted registered building consent shall be begun before the expiration of four years from the date of this consent.

Reason: To comply with paragraph 2(2)(a) of schedule 3 of the Town and Country Planning Act 1999 and to avoid the accumulation of unimplemented registered building consents.

• C 2. Requires the submission of roof materials Details and samples of roofing materials including flashings and slates shall be submitted to and approved in writing by the Department prior to their use. The development shall be implemented in accordance with the approved details and thereafter maintained. Reason: To ensure the satisfactory preservation of this registered building
• C 3. Requires the submission of roof light details Details of the proposed roof light (s), i.e. type and size, shall be submitted to and approved in writing by the Department prior to their installation. The new roof light(s) shall be of a design which, when installed, shall not project forward of the general roof surface (and shall have a surround of a dark, matt finish). The roof light(s) shall be installed in accordance with the approved details and thereafter maintained. Reason: To ensure the satisfactory preservation of this registered building
• C 4. Render and Colour No development shall commence until details of the material, colour and texture of the render have been submitted to and approved in writing by the Department. The development shall not be carried out unless in accordance with the approved details.

• Reason: To ensure the satisfactory preservation of this registered building
• C 5. Requires the prior submission of details for the protection of architectural details No development shall take place until details of the method for protecting all architectural details and features have been submitted to, and approved in writing by, the Department, implemented and inspected and approved on site by an officer of the Department. The approved protection measures shall be retained and maintained throughout the period of the work. Architectural details include roof timbers, fireplaces, chimneys, stairs, doors, timber partitioning or any other unexpected or unusual feature Reason: To ensure the satisfactory preservation of this registered building
• C 6. Sliding Sash Windows All new sash windows shall be painted timber, double hung vertical sliding sashes with joinery details to match the originals, where existing, and shall be retained as such. Reason: To ensure the satisfactory preservation of this registered building.
• C 7. Details of Works to Registered Building No works shall take place until details of the glazed roof structure to stairs and landing (to include; materials, installation method statement and plans, elevations, sections at a scale of 1:10) have been submitted to and approved in writing by, the Department. The works shall not be carried out unless in accordance with the approved details. Reason: To ensure the satisfactory preservation of this registered building.

Note: The applicant is encouraged to consult with the Registered Buildings Officer prior to submitting the above details.

• C 8. Registered Building Making Good Any damage to the registered building during the course of the works hereby approved shall be made good upon completion of said works. All making good works shall be in accordance with details which have been submitted to and approved in writing by the Department and shall be implemented within 3 months of the damage or such other period as is agreed in writing by the Department. Reason: to ensure the satisfactory preservation of this registered building

This application has been recommended for approval for the following reason. The proposals are considered to be in accordance with the Strategic Plan policies, Policies RB/3 AND RB/5 of Planning Policy Statement 1/01 and is judged to be acceptable.

Plans/Drawings/Information;

This decision relates to the following: Drawings numbered: Job number WL/21/1521 Drawing numbers 2A, 1 and photograph study on received on 16.03.21 and 26.04.21. _______________________________________________________________

Interested Person Status – Additional Persons

The Department of Infrastructure Flood Risk Management Division have made comments regarding material matters and should be afforded Interested Party Status. _____________________________________________________________________________

Officer’s Report

THE SITE

1.1 The site is the Registered Building 1 Parliament lane, Castletown, RB no55, a small vernacular cottage. The property is located within the Castletown conservation area. THE PROPOSAL - 2.1 The application seeks approval for Registered Building consent for alterations and refurbishment of existing dwelling in association with 21/00275/GB. 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.

3.3 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.

3.4 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.

PLANNING HISTORY

4.2 The site has no planning history since 1985.

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

5.1 DoI's Flood Risk Management Division stated No Flood Risk Management interest (15.04.21).

5.2 DOI's Highways Division stated they do not oppose the proposals (02.04.21)

• 5.2.1 DOI's Highways Division stated they had no highways interest to the amended plans (04.05.21)

1. 3 Manx National Heritage (MNH) were consulted on the application, however no comments were received.

ASSESSMENT 6.1 1 Parliament Lane, RB 55. Is a small vernacular cottage located within the historic core of the Castletown Conservation Area. The house is of special interest as a small vernacular urban cottage, it has particularly rare timber room divider decorated with scrimshaw carvings.

6.2 The building is in general need of refurbishment. The proposals will result in the use of traditional materials to the exterior with the use of lime render and natural slates; this will have benefits both in terms of the buildings ability to regulate moisture but also upon its appearance. The existing timber windows will be replicated in detail and material but will use slim line double glazed units. Six new conservation roof lights will be introduced replacing the current existing one to the front elevation, while this will result in a change to the appearance of the building, the introduction of a traditional slate roof and given the limited view of the roof because of its pitch and positioning within the streetscape overall the appearance of the roof will be enhanced.

6.3 The proposals will retain the internal plan form however the use of the rooms will be changed to make more efficient use of the space. The flooring to the attic will be removed to facilitate a double height space and enable the historic roof timbers to be viewed, the historic floor boarding will be reused to enclose the proposed shower room and a glass ceiling will be added to the staircase. The building will have improved insulation and new solid ground floor to replace the current non historic concrete floor as part of the proposals.

6.4 The buildings historic staircase, fireplaces, internal doors will all be retained, the timber partition wall with historic scrimshaw will have a broken section removed to enable circulation at first floor, but will overall be maintained.

6.3 The issues for the application are the preservation of the registered part of the building, its setting or any features of special architectural or historic interest and upon the character and appearance of the Conservation Area.

6.5 The proposed works will result in the preservation of the appearance of the building traditional materials will be used to improve its external appearance. The planform and features of special interest will be retained as part of the proposals whilst also enabling the property to be upgraded to current standards. CONCLUSION - 7.1 The proposals are considered to be in accordance with the Strategic Plan policies, Policies RB/3 AND RB/5 of Planning Policy Statement 1/01 and is recommended for approval. INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Registered Buildings) Regulations 2013, the following are automatically interested persons:

• (a) The applicant, or if there is one, the applicant's agent;
• (b) The owner and the occupier of any land that is the subject of the application;
• (c) Manx National Heritage; and
• (d) 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 : Permitted Date : 04.06.2021 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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