DEC Officers Report

Officer's Report

Application No.:	14/00471/GB
Applicant:	Bishop Barrow Charity
Proposal:	Repair and refurbishment works to existing windows and creation of an additional window (In association with 14/00472/CON)
Site Address:	King Williams College Castletown Isle Of Man IM9 1TP
Case Officer:	Mr S Moore
Photo Taken:
Site Visit:
Expected Decision Level:	Officer Delegation

The Site

1. The site is the curtilage of King William's College, a private educational establishment situated on the north eastern side of Castletown. The site is 38 acres (15 ha) in area and contains sports pitches, residential accommodation associated with the school, a chapel, educational and associated administrative facilities and other sports facilities including a swimming pool and changing rooms which are situated at the western edge of the main building group.

1. The buildings on site are a mixture of styles, heights and finishes with some very old buildings which are registered (see below).

1. The buildings on site are clearly visible as landmarks from both the A5 Castletown Road and the A12 Derbyhaven Road.

1. The site of the proposed is within the confines of the School House.

Planning Status

1. The site lies within an area designated on the Castletown Local Plan of 1990 as Educational facilities within Playing Fields. On the draft Southern Area Plan the entire site is designated as College - Buildings for Civic Cultural or other use.

1. The main college building is Registered, as are the pavilion, the chapel and both sets of entrance gates.

The Proposal

1. Proposed, is Planning Approval for repair and refurbishment works to existing windows and creation of an additional window (In association with 14/00472/CON) Registered Building Nos. 185.

Planning History

1. The most recent application was Registered Building Consent (13/00769/CON), internal alterations and refurbishment of sixth form centre. Planning permission was granted for the demolition of existing swimming pool and erection of a replacement swimming pool, sports hall and changing facilities with associated car parking revisions under 11/01212/B. Other than that the college has been the subject of a great many applications for alterations and the creation of new facilities, none of which are relevant in the consideration of this proposal.

Development Plan Policies

1. As King Williams College is a Registered Building, the content of this application has been considered with particular regard to Strategic Policy 4 and Environment Policies 32 and 34 of the Isle of Man Strategic Plan (20th June 2007) and Policies RB/3: General Criteria Applied in Considering Registered Building Applications and Policy RB/5 Alterations and Extensions as set out within Planning Policy Statement 1/01- Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man and Category a) of Windows Policy 1/98.

Strategic Policy 4

Proposals for development must:

• (a) Protect or enhance the fabric and setting of Ancient Monuments, Registered Buildings, Conservation Areas, buildings and structures within National Heritage Areas and sites of archaeological interest;

• (b) Protect or enhance the landscape quality and nature conservation value of urban as well as rural areas but especially in respect to development adjacent to Areas of Special Scientific Interest and other designations; and

• (c) Not cause or lead to unacceptable environmental pollution or disturbance.

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."

Environment Policy 34 states:

"In the maintenance, alteration or extension of pre-1920 buildings, the use of traditional materials will be preferred."

Planning Policy Statement 1/01 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:

• The importance of the building, its intrinsic architectural and historic interest and rarity, relative to the Island as a whole and within the local context;

• The particular physical features of the building (which may include its design, plan, materials or location) which justify its inclusion in the register; descriptions annexed to the entry in the register may draw attention to features of particular interest or value, but they are not exhaustive and other features of importance, (e.g. Interiors, murals, hidden fireplaces) may come to light after the building's entry in the register;

• The building's setting and its contribution to the local scene, which may be very important, e.g. Where it forms an element in a group, park, garden or other townscape or landscape, or where it shares particular architectural forms or details with other buildings nearby (including other registered buildings)."

RB/5: Alterations and Extensions:

"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 affect upon the building's special interest as a result of several minor works which may individually seem of little consequence."

"Category a) REGISTERED BUILDINGS

If the original windows are still in place they should preferably be repaired. If the 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 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."

REPRESENTATIONS

1. Castletown Commissioners have considered the application with 'no objections raised'.

ASSESSMENT

1. The application seeks Registered Building consent for the repair and refurbishment of the existing sash windows including upgrading to double glazing and the creation of an extra opening and installation of new sash window to match the existing windows.

11.1 The existing windows are a mixture of painted timber sliding sash and top opening casements. In most cases, the sliding sashes are a simple 'one over one' without subdivision via glazing bars.

11.2 The Ventrolla system proposed is a system widely used across the Island in both Registered Buildings and properties located in Conservation Areas. The system has been designed to retain the character of the historic windows, but provide close to modern levels of thermal and noise properties. The system consists of timber repair using an epoxy filler, draft

exclusion and specialist 'sash removal system' that allows the bottom sash to be opened for cleaning and maintenance from inside the property. In addition in this instance, it is proposed that the sashes will be routed to take a slim double glazed system. It is clear from various site visits undertaken, that there is a large percentage of glass replacement throughout. In addition, the glass is of limited historic interest in this instance. The replacement with 'double glazing' will therefore have limited impact on the historic significance of the property. In essence, these works are of a 'repair nature' and are considered to preserve the character of the Registered Building and are therefore acceptable.

11.3 Also proposed is the installation of a new sliding sash window to the first floor of the north elevation on the end of the eastern most part of the school. The window will match the others in terms of opening pattern (sliding sash), frame material and finish and frame profile. It will also line through with a window above and to the right and thus appear to have been part of the original fenestration format of the building. In doing so, it is not considered to have a detrimental impact upon the character of the Registered Building and is therefore acceptable.

11.4 It is considered that the proposals do not have a detrimental impact upon the character of the Registered Building in doing so, it is considered that the application conforms to the basis of Strategic Policy 4 and Environment Policies 32 and 34 of the Isle of Man Strategic Plan (20th June 2007), Policy RB/5 from Planning Policy Statement 1/01 (Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man) and Category a) of Windows Policy 1/98. It is therefore considered that the impact upon the character and appearance of the Registered Building would be acceptable.

Recommendation:

1. For the above reasons, the application is considered to be acceptable and is recommended for approval.

Party Status:

1. The local authority Castletown Commissioners is, by virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, paragraph 6 (4) (e), considered an "interested person" and as such should be afforded interested person status.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 02.06.2014

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

• : Notes attached to refusals

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.

This approval relates to

Drawing Number 2543/14 01 Site and Location Plan, Drawing Number 2543/14 50 Existing Ground and First Floor Plans, Drawing Number 2543/14 51 Existing Mezzanine and Second Floor Plans, Drawing Number 2543/14 300 Rev A Existing and Proposed North Elevation, Drawing Number 2543/14 500 Proposed Window Details, A4 documents entitled 'The Ventrolla Renovation Service', 15 No. A4 Colour Sheets indicating window references all date stamped 24th April 2014.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer.

Decision Made : Permitted Date : 17/6/14

Determining officer (delete as appropriate)

Signed : _________________________ Chris Balmer

Senior Planning Officer

Signed : _________________________ Michael Gallagher

Director of Planning and Building Control

Signed : _________________________ Jennifer Chance

Head of Development Management