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TO: Lucy Kinrade: Planning Officer FROM: Ross Brazier: Principal Registered Buildings Officer DATE: 22/02/2022
RE: Alterations and erections of extensions and elements of demolition AT: 39 Douglas Street, Peel, IM5 1BB Recommendation Approve subject to conditions/ Amendments Scope of comments These comments relate to the impact development within a Conservation Area. Policy context TOWN AND COUNTRY PLANNING ACT 1999 S18 Designation of conservation areas
(4) Where any area is for the time being a conservation area, special attention shall be paid to the desirability of preserving or enhancing its character or appearance in the exercise, with respect to any buildings or other land in the area, of any powers under this Act
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 35: Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development.
Planning Policy Statements: 1/01 Policy and Guidance Notes for the Conservation of the Historic
Environment of the Isle of Man
POLICY CA/2 SPECIAL PLANNING CONSIDERATIONS When considering proposals for the possible development of any land or buildings which fall within the conservation area, the impact of such proposals upon the special character of the area, will be a material consideration when assessing the application. Where a development is proposed for land which, although not within the boundaries of the conservation area, would affect its context or setting, or views into or out of the area; such issues should be given special consideration where the character or appearance of a conservation area may be affected.
POLICY CA/4 PROPOSALS FOR PRESERVATION AND ENHANCEMENT It is important that designation is not seen as an end in itself, but that there be an opportunity for the designation to be considered in a wider context, such as that of an area plan. It is this overview which will basically determine the long term validity and prosperity of the conservation area. For example, proposals and policies contained within an area plan may take the opportunity to improve matters such as traffic congestion in and around a conservation area by traffic management and improvement, the provision of off-street parking and the introduction of some pedestrian or bicycle priority ways. The plan will also prescribe the use of land and buildings within the conservation area and beyond and may indicate opportunities for enhancement by restoration and re-use, or if appropriate, for replacement of elements within the conservation area which detract from the special character of the area.
POLICY CA/6 DEMOLITION Any building which is located within a conservation area and which is not an exception as provided above, may not be demolished without the consent of the Department. In practice, a planning application for consent to demolish must be lodged with the Department. When considering an application for demolition of a building in a conservation area, the general presumption will be in favour of retaining buildings which make a positive contribution to the character or appearance of the conservation area. Similar criteria will be
applied as those outlined in RB/6 above, when assessing the application to demolish the building, but in less clear cut cases, for example, where a building could be said to detract from the special character of the area, it will be essential for the Department to be able to consider the merits of any proposed new development when determining whether consent should be given for the demolition of an unregistered building in a conservation area. Account will be taken of the part played in the architectural or historic interest of the area by the building for which demolition is proposed, and in particular of the wider effects of demolition on the building’s surroundings and on the conservation area as a whole.
Other Policy:
Category b) Buildings in Conservation Areas Policy 6 If the original windows are in place they should preferably be repaired. If repair is impracticable, replacement windows which would be readily visible from a public thoroughfare MUST HAVE THE SAME method of opening as the originals. Whatever the material used in their construction, the windows MUST HAVE THE SAME pattern and section of glazing bars and the same frame sections as the original windows. Windows not readily visible from a public thoroughfare must have the same or similar pattern of glazing bars as the originals, but not necessarily the original method of opening, whatever the material used I the construction.
No 39 is a historic building, traditional in its form, scale, massing and detailing which makes a positive contribution to the character and appearance of the conservation area.
These applications relate to the demolition of two chimney stacks. The stacks are located on rear outriggers to the principle street fronted dwelling, their loss would have negligible impact upon the character and appearance of the conservation area and is therefore accepted.
The timber porch with decorative cats iron railing to the roof make a positive contribution to the appearance of the building. The porch has detailed
mouldings and sections, the applications fails to record this detail, if the porch is to be replace all of these details should be included and if possible the cast iron elements reused. Further detailing of the proposed replacement porch is required to safeguard its appearance.
Whilst I have no objection to the demolition of the existing utility and acknowledge that its replacement will be visible in limited views only. The proposed design of the utility is very basic with poor detailing that doesn’t really reflect the quality of the house, nor its traditional character. This could be improved by using a more traditional form of extension, such as a mono pitch.
Ross Brazier Principal Registered Buildings Officer
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