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05th May 2022
For Mr Chris Misselbrook & Mrs Sally Young
Submitted by Jacqueline N. Verduyn Verduyn Architecture
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Introduction………………………………………………………………………………………………………… page 3 Planning History…………………………………………………………………………………………………… page 7 Planning Consultation……………………………………………………………………………………………. page 7 Design Statement…………………………………………………………………………………………………. page 10
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Photograph A: An aerial view of the site of the property.
Address: Point of Ayre Lighthouse Cranstal Bride Isle of Man IM7 4BS
At present the applicant runs a temporary Café from a container located on site and serving over the boundary wall. The Café has been well supported by the public, but no planning application was made for this and Planning Enforcement Officer, Richard Kneen, requested that an application be made. The advice given by the Planning Department was that it would be better to locate the Café inside one of the existing buildings rather than using the container and a suitable location was identified, which is the subject of this application.
The proposed Café is to be located in the workshop building as depicted in the picture labelled B below. Currently this room proposed, withing the workshop, is used for storage. The extent of works is to replace one of the current fixed uPVC windows (south elevation) with an openable window. This window will be more in keeping with the proportions and materials of the original steel windows found elsewhere on the building than the uPVC window. There is a second fixed uPVC
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window (east elevation) that will also be replaced with an aluminium/steel window. This window will be fixed.
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Photograph D: Photograph showing the boundary wall with gate which will be used to access the proposed café.
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Photograph E: This photograph shows area located outside the proposed Café
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Description: Replace existing sliding windows with tilt sliding sash uPVC windows Application No: 04/02346/CON and 04/02346/GB Description: Installation of timber sliding sash windows to replace existing Application No: 06/00396/GB and 06/00471/CON Description: Alterations, installation of internal windows, internal works, and refurbishment. Application No: 19/00796/GB and 19/00796/CON All the above applications pertain to Keepers Cottage
Pre-application advice was sought from Registered Building/Planning, on 02nd December 2021 via email and again 10TH January 2022. Mr Thomas Sinden, Assistant Registered Buildings Officer responded.
-Evidence will need to be provided that the two existing UPVC windows in the south eastern corner of the workshop building were replaced with consent, or that the windows were installed prior to Registration in November 1993. If no evidence can be provided,then these windows could be the subject of a registered building enforcement notice.
[We note that the applicant has no record of when the uPVC windows were installed as this was done prior to them moving to the property, but they have undertaken to replace the windows]
Overall, we have no overriding issue with the concept of some of the workshop building being used as a refreshment kiosk. There are a number of matters of detail that I will cover below.
In terms of the proposed replacement of the window yousuggest, as a protected building of special architectural and historic interest, we would only support the installation of a metal framed window to match the others in the workshop building. We appreciate that your drawing may not represent the final proposals, but in terms of the nature of the window’s fenestration, it probably needs to have a less domestic style than the one you have drawn. Please forgive the sketch nature of the image below, but the two options shown would be more appropriate in the context of the workshop building, and would still enable all or part of the window to be opened for the purpose intended.
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With respect to the proposed installation of a fence in the area suggested, we would have concerns. The lighthouse complex is essentially intact within its historic curtilage defined by the stone boundary wall. Dividing the space within the lighthouse compound would therefore affect the building’s special historic interest, and could not be supported. If it is intended to separate customers from the domestic area/house, then it might be preferable to use the external facing window shown in the photograph below. This may require the creation of an appropriate access path, however.
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The proposed lighting and signage for the refreshment kiosk will also need careful thought. High quality, appropriately styled metal light fittings may be acceptable. Similarly,the kiosk signage will need to be high quality and in a none reflective, traditional, material.
In terms of the wider development control matters, the chief concern is likely to be the impact on the area’s ecology. The area is rich in various forms of plant and animal life, all of which will need to be considered. Proposals will need to include details of any litter bins and waste disposal strategies, as well as an assessment in terms of what traffic and parking may result from the kiosk. We are not sayingthat it will not be possible to develop a scheme that fully addresses all of these matters. However, all of these things will need to be addressed as part of the proposals. As you mentioned in your email, it would be beneficial to discuss proposals with our colleagues in the DEFA Biodiversity Team before submitting a formal planning and RB application.
Second email received from Mr Thomas Sinden, Assistant Registered Buildings Officer on 10th January 2022.
If there is a need for the demarcation of the caféarea as suggested (and we appreciate that there may be a reasonable justification for this), then any physical barrier being installed should certainly be reversible. The installation of a rope fence with metal posts that could be set up/removed in association with the café’s opening times might be acceptable.
The lights/lamps you propose are of a style and material that we could support.
Client had a telephone call with Miss Sofie Costain, Ecosystem Policy Officer at DEFA to discuss the proposed project and provided the below summary of the discussion.
Miss Costain indicated she is more than happy to assist with educational material within the lighthouse compound. E.g. permanent posters or information on the back of menu’s about the ecology of the area and how to sustain it. This will enable people to learn about the ecology whilst they are eating or waiting for their food and drinks, and hopefully encourage them to be responsible whilst up there.
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Style of new window Metal framed window, with similar proportions to the existing steel windows will replace the uPVC glazing. Fencing Initial design had a timber fence demarcating the area for public to access to reach the kiosk serving hatch. Registered Buildings noted concern regarding the fence and it is therefore proposed that a temporary barrier will be used. This will consist of poles with a rope spanned between them.
The reason for this is that people may wonder around the light house complex. Unfortunately, people have the tendency to do this even if clear signage is used. Part of the complex is privately owned and occupied as homes but there are also parts that are owned by the Northern Lighthouse Board, including the lighthouse itself and the applicant would like to discourage visitors having free reign. The barrier would be reversible and temporary in nature.
Signage and lighting Signage to be of high quality, non-reflective material For the lighting we are proposing the following lighting, which was also used in the refurbishment of the Keeper’s Cottage on the same site. The lights are repurposed from decommissioned ships, so they are suitable for the harsh marine environment and speak to the purpose of the lighthouse.
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