DEC Officer Report

Application No.: 18/01197/B Applicant: Tynwald Mills Isle Of Man Limited Proposal: Replacement of existing part slate and glass roof with tiles (retrospective) Site Address: Tynwald Craft Centre Tynwald Mills St Johns Isle of Man IM4 3AD Senior Planning Officer: Mr Thomas O'Connor Photo Taken: 02.02.2019 Site Visit: 01.02.2019 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 19.02.2019 _________________________________________________________________

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.

Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

Plans/Drawings/Information:

This decision relates to Location and Site Plans Drawing 02/Rev A Existing roof Layout with 1:1250 Site Layout Plan; 03/Rev B New Roof Layout; Written Supporting Statement from CCJ Group; Details of Cambrian Slate Used; Folder of Photographic Evidence in Respect of Condition of the Roof submitted in support of the application, dated stamped and received on 14th November 2018

_______________________________________________________________ Interested Person Status – Additional Persons

None _____________________________________________________________________________

- 1.0 THE APPLICATION SITE

Officer’s Report

1.1 The site is the southernmost of a group of 19th century former mill buildings now utilised as a retail outlet within the wider environs of the Tynwald National Park and Arboretum located on the outskirts of St Johns some 3 miles to the east of Peel. - 1.2 The original roof to this building consisting of part natural Welsh slate with cast iron Victorian glazed rooflights partially collapsed in November 2018 necessitating an emergency repair. This repair was undertaken by the use of a Redland artificial Cambrian grey slate to allow for the continued use of the building. The site is not a Registered Building and is not located within a Conservation Area.

2.0 THE PROPOSAL - 2.1 As indicated above, this application now seeks a retrospective planning permission to regularise the removal of the existing natural slate tile and cast iron Victorian rooflights and the refurbishment of this single section of the roof by the installation of internal rafters and affixing of Redland Cambrian Slate effect tiles by way of replacement. - 2.2 The external plane of the roofline would remain the same and the roofline on the remainder of the retail development would remain unaltered.

3.0 PLANNING HISTORY - 3.1 Historic: 84/00088/B - formation of Craft Units with Shops Permitted 29/01/1984.

4.0 PLANNING POLICY - 4.1 St Johns Local Plan 1999. In respect of retail development Policy C/P/2 allows for the repair and improvement of existing retail facilities in St Johns and Policy C/P/3 allows for minor alterations and renovations to existing buildings in the Tynwald Mills Centre. - 4.2 The Isle of Man Strategic Local Plan 2016. - 4.3 Strategic Policy 1: Development should make the best use of resources by:

• (a) optimising the use of previously developed land, redundant buildings, unused and underused land and buildings, and re-using scarce indigenous building materials;
• (b) ensuring efficient use of sites, taking into account the needs for access, landscaping, open space(1) and amenity standards; and
• (c) being located so as to utilise existing and planned infrastructure, facilities and services.

4.4 In pursuance of (c) above, the Department will, when formulating its programme for the preparation of new Area Plans, have particular regard to:

• (a) the availability of mains drainage connected to IRIS or other mains systems;
• (b) securing the future viability of rural primary schools;
• (c) the public investment in the Island's highway, bus, railway and tramway networks;
• (d) the provision and availability of water; and
• (e) community facilities.

4.5 Strategic Policy 2: New development will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions (2) of these towns and villages. Development will be permitted in the countryside only in the exceptional circumstances identified in paragraph 6.3. Of this document - 4.6 General Policy 1: The determination of matters under Part 2 (Development Control) and Part 3 (Special Controls) of the 1999 Town and Country Planning Act shall have regard to the provisions of the Development Plan and all other material considerations. In this way, development will be directed towards suitable or preferred locations and away from unsuitable or undesirable locations.

4.7 General Policy 2: 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:

• (a) is in accordance with the design brief in the Area Plan where there is such a brief;
• (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;
• (c) does not affect adversely the character of the surrounding landscape or townscape;
• (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
• (e) does not affect adversely public views of the sea;
• (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
• (g) does not affect adversely the amenity of local residents or the character of the locality;
• (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
• (i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
• (j) can be provided with all necessary services;
• (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
• (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
• (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
• (n) is designed having due regard to best practice in reducing energy consumption.

4.8 Environment Policy 34 states that, in the maintenance, alteration or extension of pre1920s buildings, the use of traditional materials will be preferred.

5.0 REPRESENTATIONS - 5.1 Registered Buildings Officer 19/02/2019. This is neither a Registered Building or located within a Conservation Area and, as such, has no comment to make on this application. - 5.2 St Johns Commissioners: No observations have been received. - 5.3 Neighbours; No observations received.

6.0 ASSESSMENT - 6.1 The roof of the building experienced a partial collapse in November 2018 which required the removal of the failed and dangerous heavy cast iron glass frames and surrounding natural slate from the roof on issues of Health and Safety in a public Area. Emergency repairs to the building were undertaken using temporary galvanised metal patches within the vacant roof space to make safe and both the Planning Department and Building Control were advised of this at the time in the form of a Structural Engineers Report commission by the CCJ Group. - 6.2 The failing cast iron glass panels have since been removed from this section of roof and, as it is not possible to affix the existing slates to the battens in the existing sarking, new rafters have been installed internally on the existing purlins. This will allow for much lighter new artificial Cambrian slate roof to be safely installed to replace existing natural slate and the failing cast iron glass frames to be removed for safety reasons and to allow for a further reduction in weight to restore safety to the structure. - 6.3 The artificial slate is visually a close match for the natural slate removed and, with the modern methods of fixing used; now form a robust fit upon the new support structure for the roof. On inspection from the ground the replacement slates have the appearance of natural slate with the existing plane of this section of the roof remaining unaltered and closely

• matching in terms of form and appearance the wider roofline on the remainder of the Tynwald Mills buildings.
• 6.4 Following on from the initial emergency repairs, the Cambrian artificial slate roof covering serves its purpose in effecting follow-on permanent repairs to the roof; removing the failing metal and glass framework as well as repairing and restoring the roof using a material commensurate with the prevailing character and appearance of the building complex. Given the previous poor state of the roof and the measures required to effect a repair, the proposal would comply with Policies C/P/2 of the St Johns Local plan 1999 in repairing and improvement of existing retail facilities in St Johns and Policy C/P/3 which allows for minor alterations and renovations to existing buildings in the Tynwald Mills Centre.
• 6.5 Though Environment Policy 34 of the Isle of Man Strategic Policy 2016 states a preference for traditional materials to be used on the maintenance, alteration or extension of pre- 1920s application buildings the practicality of use of artificial slates that closely match the original on other adjoining would be acceptable on this group of buildings located outside of a conservation area.

7.0 CONCLUSIONS AND RECOMMENDATION - 7.1 Given the previous poor state of the roof and the measures required to effect an emergency repair, the proposal would provide for a permanent repair in compliance with Policies C/P/2 of the St Johns Local plan 1999 in repairing and improvement of existing retail facilities in St Johns and Policy C/P/3 which allows for minor alterations and renovations to existing buildings in the Tynwald Mills Centre. - 7.2 The use of non-traditional materials on this pre 1920s building to effect repair and maintenance demonstrate a practical use of artificial slates that closely match the original materials used on the roofs of other adjoining buildings within the Mill complex in a manner acceptable outside of a conservation area.

8.0 INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:

• The applicant, or if there is one, the applicant's agent;

• o The owner and the occupier of any land that is the subject of the application or any
• other person in whose interest the land becomes vested;
• o Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material, in this case Department of Infrastructure Highway Services and
• o The local authority in whose district the land the subject of the application is situated.

8.2 With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.

I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date: 22.02.2019

Determining officer

Signed : C BALMER Chris Balmer Principal Planner

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