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Application No.: 18/00958/CON Applicant: Richard And Beverly Clegg Proposal: Registered Building consent for the demolition of former repair shop and site clearance (in association with application 18/00957/B) Site Address: Former Princes Motors Ltd Repair Shop Glen Road Laxey Isle Of Man IM4 7AR Planning Officer: Mr Owen Gore Photo Taken: 30.10.2018 Site Visit: 30.10.2018 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 26.02.2019 _________________________________________________________________
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.
Plans/Drawings/Information; This registered building consent relates to the following plans and documents: Drawing No.18DR008-FP-01 RevB - Formation Plan (Demolition of Glen Rd Garage) Photographs Date-stamped as having been received 12 September 2018 _______________________________________________________________
None _____________________________________________________________________________
Officer’s Report THE SITE
1.1 The application site comprises of the curtilage of a detached building located between the properties on Muir Terrace and the Salmon River Apartments in the converted mill building. To the rear of the building is the Laxey River. The site is within the Laxey Conservation Area. - 1.2 The building is a vehicle repair workshop and is constructed with Manx stonework on the two side elevations and the rear elevation and corrugated metal and timber doors and frontage on the front elevation. The roof construction is made of timber facias with corrugated metal on the fall of the roof. - 1.3 The application was previous associated with planning application ref: - 18/00957/B; however this was subsequently withdrawn and planning application ref: - 18/01085/B was submitted, which is linked to this application. THE PROPOSAL
2.1 The proposal is for the demolition of this building in the Conservation Area and clearance of the site; the proposal under planning application ref: - 18/01085/B is to then erect a single storey, detached, timber clad building to be used for the preparation of food. PLANNING POLICY - 3.1 The application building and site are located within the Laxey Conservation Area.
3.2 In addition to the policies identifying general planning considerations that are applicable to the assessment of the accompanying planning application ref: - 18/01111/B there are other policies relevant to the demolition aspect of this proposal that are specifically material to the assessment of this current planning application. - 3.3 Environment Policy 35 states: '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'. - 3.4 Planning Policy Statement 1/01 contains several policies applicable to the consideration of this application. Policy RB/3 provides the general criteria that are applied in considering registered building applications. - 3.5 Policy CA/6 relates to any demolition of a building which is located within a conservation area. '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'. it continues by stating that Similar criteria will be applied as those outlined in RB/6 when assessing the application to demolish the building. - 3.6 Policy CA/6 states that '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'.
4.1 The previous planning applications on this site are considered not to be relevant to the assessment of this current planning application.
5.2 The Registered Building Officer has reviewed the application and raised some concerns regarding the material choices, particularly in reference to the windows and the roof coverings. ASSESSMENT - 6.1 The content of this application must be assessed with particular consideration to Policy CA/6 as the building is located within a conservation area and as indicated in the policy, the merits of any proposed new development when determining whether consent should be given for the demolition.
6.2 Policy CA/6 states 'the general presumption will be in favour of retaining buildings which make a positive contribution to the character or appearance of the conservation area' therefore the first assessment should be what extent does the application building make a positive contribution to the character or appearance of the conservation area.
6.3 The building is a vehicle repair workshop located between the properties on Muir Terrace and the Salmon River Apartments in the converted mill building. The properties that form Muir Terrace are cottage style terraces that are finished in render/pebbledash, with ornate window and door surrounds and grey/brown double-roman tiles on the roof. The converted mill building that now forms the Salmon River Apartments is an attractive Manx stone building with brick quoins around the fenestrations and soldier coursing. Both have historic value and are overall in keeping with the Conservation Area. - 6.4 The application building is constructed with Manx stonework on the two side elevations and the rear elevation and corrugated metal and timber doors and frontage on the front elevation; the front elevation is the only one reasonably visible form the highway in front and the roof is visible from the surrounding streets where there is an increase in the ground level. The roof construction is made of timber facias with corrugated metal on the fall of the roof. The site in front of the building is concrete hardstanding that is currently used as a parking/works area for the current vehicle repair workshop. - 6.5 Although the building has some historic merit as a rustic industrial building it is not specifically a feature of the conservation area and is in a significantly dilapidated state; due to the style of construction it seems unlikely that it could be converted for modern use. The current use could be argued to detract from the character of the Conservation Area due to the unsympathetic, concrete hardstanding that is being used as a works area and the presence of vehicles on the site being worked on. - 6.6 Policy CA/6 states that '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'. - 6.7 The proposed design is a single storey, detached, timber clad building. The original submission showed a black felt shingle roof covering and brown uPVC window frames; however following negotiation, the applicant has confirmed that the proposed roofing material will be a
7.1 The proposed works would not have a harmful impact on the Peel Conservation Area in accordance with Environment Policy 35 of the Strategic Plan and Policy CA/6 of Planning Policy Statement 1/01. INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Registered Buildings) Regulations 2013, the following are automatically interested persons:
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.
Decision Made : Permitted Date : 01.03.2019 Determining officer
Signed : S BUTLER Stephen Butler Head of Development Management
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