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Application No.: 18/01019/CON Applicant: The Milntown Trust Proposal: Registered Building consent for the replacement of existing garage and storage buildings with timber workshop and garage (in association with 18/01018/GB) Registered Building Nos. 168 Site Address: Land Adjacent To Mill Cottage Milntown Glen Auldyn Ramsey Isle Of Man IM7 2AB Principal Planner: Mr Chris Balmer Photo Taken: 18.10.2018 Site Visit: 18.10.2018 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 30.10.2018 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions
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.
This approval relates to the submitted documents and drawings reference numbers SM 18/472/1, SM 18/472/2, GF-71193, 33-71193-SHEET 1 and 33-71193-SHEET 2 all received on 27th September 2018.
_______________________________________________________________ Interested Person Status – Additional Persons
None _______________________________________________________________________________
1.0 SITE - 1.1 The site represents the residential curtilage of Milntown Mansion, Glen Auldyn, Ramsey, which is a large detached property set within substantial grounds, located on a corner plot with Lezayre Road to the north and Glen Auldyn Road to the west of the site. - 1.2 Within the ground of the estate is a stone two/three storey detached mill building, which is sited approximately 90+ metres south-west of Milntown Mansion and is surrounded by a collection of properties (two dwellings and garaging) all being within the Milntown Estate.
2.0 PROPOSAL - 2.1 The application seeks approval for Registered Building consent for the replacement of existing garage and storage buildings with timber workshop and garage (in association with 18/01018/GB) Registered Building Nos. 168. - 2.2 The existing building which is attached to the Manx stone boundary wall along the western boundary of the site, appears to be partially constructed of brickwork and timber with a flat roof finished in corrugated metal, would be replaced with a timber framed building, which would have a pitched roof and be set away from the existing Manx stone boundary wall. The new building would have a similar footprint as the existing, having a width of 15.6m, a depth of 6m and a ridge height of 4.3m.
3.1 The application site is within an area recognised as being an area of 'Low Density Housing in Parkland', under the Isle of Man Development Plan Order 1982. The site is not within a Conservation Area; but is within an area zoned as High Landscape or Coastal Value and Scenic Significance. The property is also a Registered Building (nr 168). - 3.2 Due to the zoning of the site, and the nature of the proposed development, the following Planning Policy is relevant in the consideration of the application:- - 3.3 Environment Policy 2 states: "The present system of landscape classification of Areas of High Landscape or Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that:
3.4 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." - 3.5 General Policy 2 states: "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:
3.6 Planning Policy Statement 1/01 RB/3 states: "General Criteria Applied in Considering Registered Building Applications. The issues that are generally relevant to the consideration of all registered building applications are:
3.7 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."
3.8 Planning Circular 8/89 - LOW DENSITY HOUSING IN PARKLAND - states:
"Areas of existing low density housing in parkland (marked "PE" - Private Estates - on the Development Plan) are usually characterised by fine buildings and mature trees standing in landscaped grounds. Whether in the towns or the countryside, such sites make a positive contribution to public amenity. In terms of development potential, they may be classified into (a) those which are clearly within the built areas of the Island's Towns and Villages, and (b) those which are not.
Where residential development could take place without any tree-felling and without any diminution of the public amenity value of the landscape, development in accordance with the criteria set out in (4) below may be permitted.
the erection of further dwellings will only be permitted in exceptional circumstances."
The Circular is does not specifically deal with extensions/alterations etc to existing properties in such areas, rather deals with whether new dwellings in such areas should be allowed. Consequently, this policy is not especially helpful in respect of the current application.
4.1 There have been a number of previous planning applications within the estate; however, none are considered relevant in the assessment and determination of this application. - 5.0 REPRESENTATIONS
5.1 Lezayre Parish Commissioners have no objection, note the oil tank may need to be moved (16.10.2018). - 6.0 ASSESSMENT
6.1 Given the land-use designation and the type of development the following elements are relevant to consideration in the determination of this application; (a) principle of development; (b) potential impact upon the visual amenities of the area and Impact upon the Registered Building. Principle of development
6.2 As indicated the site is zoned as being 'Low Density Housing in Parkland', under the Isle of Man Development Plan Order 1982. The designation to not specifically prevent development i.e. compared to land not designated. Accordingly, the works could be considered to fall under General Policy 2, being a building which would be used in association with the overall estate. Furthermore, the proposal would be replacing an existing building for the same purposes (i.e. garaging/store in association with the upkeep of the estate. - 6.3 For these reasons, it is considered again the principle of a building and the proposed use would be an acceptable and be beneficial to the Milntown. Potential impact upon the visual amenities of the area and Impact upon the Registered Building - 6.4 The building has the potential to be partially visible from the Glen Auldyn Road, albeit only the upper pitched roof, given its positioned set back from the existing tall boundary wall and landscaping along the roadside boundary to the south of the proposed building. Additionally, these limited views would be fleeting when approaching this section of the site from either direction and would not be apparent from distance public views. However, the form, scale, appearance, design and finishes are all a significant improvement over the existing lean-to flat roof building made up of various materials and poor state of repair and appearance. - 6.5 Within the site the area where the building is located is not open to members of the public, being the "working area" of the estate. However, it is considered the design etc of the building would not be inappropriate or out of keeping with the estate, albeit again views would mainly be screened or limited from public views within the site. - 6.6 The Registered Buildings Officer also has no concerns with the proposal and the impact it would have on the setting of the estate.
7.1 IN conclusion, the extension would not have an adverse visual impact upon the overall setting of the Registered Building/estate or harm the character and quality of the landscape. Therefore, it is recommended that the planning application be approved due to complying with
8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 (Article 6(4), the following persons are automatically interested persons:
8.2 The decision maker must determine:
8.3 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given Interested Person Status.
9.1 By virtue of the Town and Country Planning (Registered Buildings) Regulations 2013, the following are automatically interested persons:
9.2 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.
Decision Made : Permitted Date : 05.11.2018 Determining officer
Signed : S BUTLER Stephen Butler Head of Development Management
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