Loading document...
1.0 THE APPLICATION SITE - 1.1 The application site comprises Crofton a substantial limestone built, two storey dwelling, set within in its own private grounds and located on the eastern side of The Crofts, Castletown. - 1.2 Crofton is built throughout in local limestone. The original part of the property has a twin pitched roof, whilst the two-storey rear extension is mono pitched, and the single-storey extension has a hipped roof. The roof is variously clad in natural slate and asbestos slate, and there is a large eaves overhang. The front elevation has a three-storey central section, with a pitched roof at right angles to the main roof, with dormers to either side. On the rear elevation, there is a single peaked projection at second-floor level, situated between the twin rendered chimney stacks. - 1.3 Crofton was added to the Protected Buildings Register on the 08th April 2008 (Registered Building RB 261) by reason of its special architectural and historic interest. - 1.4 The following are pertinent sections taken from the Registered Building Appraisal, which is considered particularly pertinent to the content of this application:
“The date of the first two-storey extension to Crofton is not known, but it does seem likely that it was extended during the ownership of Doctor Clague. Certainly on the Ordinance Survey Map of 1878, the property has not been extended.
The first extension was full width to the rear elevation, over two storeys with a single pitched roof. This fits in neatly beneath the eaves of the original three-storey house. Mr and Mrs Simcocks carried out some remodelling to the interior of the house in
2.1 This application seeks Registered Building Consent for the erection of a rear conservatory (in connection with Registered Building Application 17/01065/CON) - 2.2 The works involve the replacement of an existing conservatory, approved within application number 95/01023/B. It is here proposed that the new replacement conservatory will be constructed in Upvc.
3.1 The application site has previously been the subject of a number of Planning and Registered Building consent applications, but the following is considered particularly pertinent in the consideration of this application: 95/01023/B – Erection of Porch and Conservatory - Application Permitted.
4.1 As Crofton is a Registered Building (RB 261) and the application seeks Registered Building Consent for the erection of a rear conservatory, the Isle of Man Strategic Plan 2016 contains a number of policies that are considered specifically relevant to the assessment of this Registered Building Consent application: Strategic Policy 4 states: 'Proposals for development must:
"Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:
Environment Policy 32 states: "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."
‘In the maintenance, alteration or extension of pre-1920 buildings, the use of traditional materials will be preferred.’
“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.”
4.2 Planning Policy Statement 1/01 - Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man sets down the policies in relation to the conservation of the built environment of the Isle of Man, including policy for the identification and protection of historic buildings, conservation areas and other elements of the environment. This policy statement contains two policies that are considered specifically material to the assessment of this planning application: 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:-
RB/5: Alterations and Extensions states: "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."
Policy CA/2 - Special Planning Considerations states: “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.” Category a) REGISTERED BUILDINGS of Planning Circular 1/98 - The Alteration and Replacement of Windows is pertinent in the consideration of this application: “If the original windows are in place they should preferably be repaired. If 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. Reasons for Policy: Registered Buildings are those buildings which are judged to be of special architectural or historic interest and which are already entered into the Protected Buildings register. Because of their special status, these buildings merit particular care and any work carried out by way of repair or alteration requires Registered Building Consent. Planning Approval and Registered Building Consent ARE ALWAYS required.”
5.1 There were not representations at the time this report was written. - 6.0 ASSESSMENT
6.1 The application seeks Registered Building Consent for the erection of an uPVC conservatory to the rear of the property to replace the current conservatory.
6.2 The key issue in the consideration of this application is whether the proposals ‘would affect detrimentally its character as a building of special architectural or historic interest . . . .’ - 6.3 In the first instance, there is an existing, non-original conservatory approved and built following the approval of application 95/01023/B. That here proposed is what could be considered a relatively straight forward replacement of that conservatory with a conservatory that essentially replicates the existing, albeit in uPVC. However, the scaled drawings are at 1:100 and do little in terms of explaining the detail of the application. There is an expectation that an application on a Registered Building;
“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.”
The detailing of an addition to a Registered Building can be successful and add to its character as a building, or detract from its ‘special architectural or historic interest’ because of its poor detailing and finish. There is after all, a consideration that ‘Because of their special status, these buildings merit particular care and any work carried out by way of repair or alteration requires Registered Building Consent’. (Category a) REGISTERED BUILDINGS of Planning Circular 1/98 - The Alteration and Replacement of Windows is pertinent in the consideration of this application).
6.4 The existing conservatory does not look out of place on a Registered Building and certainly not one designed as Crofton is. The issue is more the material usage and the inherent visual weight in using uPVC on a Registered Building. The status of a Registered Building itself is suggestive of the use of appropriate materials. Painted timber offers a slenderness of detail, particularly on a conservatory that cannot be achieved in uPVC. Policy EP34 is helpful in this instance as it states; ‘In the maintenance, alteration or extension of pre-1920 buildings, the use of traditional materials will be preferred.’ - 6.5 In conclusion, this application which seeks Planning Approval for the erection of a uPVC conservatory to the rear of the property to replace the current conservatory and is NOT thereby considered to comply with part (a) of Strategic Policy 4 and part (c) of General Policy 2, Environment Policies 32 and 34 and Policies RB/3 and RB/5 of Planning Policy Statement 1/01 (Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man) and is NOT therefore acceptable.
7.0 RECOMMENDATION:
7.1 For the above reasons the application is NOT considered to be acceptable and is recommended for REFUSAL.
8.0 PARTY STATUS:
8.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure)(No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application, or any other person in whose interest the land becomes vested, as their comments have been deemed material and Castletown Commissioners in whose district the land the subject of the application sits.
Copyright in submitted documents remains with their authors. Request removal
