Loading document...
Application No.: 10/01048/B Applicant: Mr Roy & Mrs Susan Tilleard Proposal: Demolition of existing garage and erection of a replacement garage block Site Address: - Lorne House - Douglas Street - Castletown - Isle Of Man - IM9 1AZ ### Considerations Case Officer: Miss S E Corlett Photo Taken: 27.04.2010 Site Visit: 27.04.2010 Expected Decision Level: Planning Committee ### Written Representations - 16 St Georges Street Douglas Isle Of Man | Objects to the proposal - Hugh Logan Architects Bridge Court 10 Bridge Street | Objects to the proposal - Castletown | Objects to the proposal - The Malt House Bridge Street Castletown Isle Of Man | Interest expressed - 11 Queen Street Castletown Isle Of Man IM9 1PB | Interest expressed ### Consultations Consultee: Drainage Division Notes: No objection Consultee: Highways Division Notes: Consultee: Castletown Commissioners Notes: approve. Consultee: DCCL Manx National Heritage Notes:** Comments received
26 August 2010 10/01048/B Page 1 of 6
THIS APPLICATION DOES NOT WARRANT BEING REFERRED TO THE PLANNING COMMITTEE UNDER ANY OF THE PROVISIONS OF GOVERNMENT CIRCULAR 1/06. HOWEVER, IT IS ONE OF A NUMBER OF APPLICATIONS TO BE CONSIDERED IN RESPECT OF THIS SITE, SOME OF WHICH ARE TO BE CONSIDERED BY THE COMMITTEE AND AS SUCH, FOR CONSISTENCY AND IN ORDER FOR THE COMMITTEE TO BE AWARE OF THE EXTENT OF THE PROPOSED DEVELOPMENT, THE APPLICATION IS SO REFERRED.
THE SITE The site represents the curtilage of Lorne House, a large house situated between Bridge Road, Douglas Street, Brewery Wharf apartments and School Lane which abuts Victoria Road Primary School. The entrance to the site is from Douglas Street at its junction with School Lane where there are three properties which back onto the site - Lorne House Lodge, Stable Cottage and Coach House Cottage.
Lorne House sits in its own grounds with lawns, trees and flower beds to the south west, a tennis court to the west, lawns to the rear (north east) and a kitchen garden to the south east are fields on which sheep are sometimes grazed. There is presently a compound area when the tennis courts were previously, whilst works are undertaken around the site. At the entrance to the site there is the remains of a former piggery building which has recently been demolished due to fears over its stability - a structural report was commissioned in this respect.
Lorne House dates back in its original form, to 1826 and not surprisingly has historical importance having accommodated the Lieutenant Governor in 1832. The house has been altered over time although retains its status and character as a landmark building in its own grounds although seen by relatively few due to the high stone wall which runs around the grounds. The house is visible from the upper levels of Castle Rushen.
The site lies within an area of Residential use within the grounds which are designated as Private Woodland on the Castletown Local Plan of 1991. The draft Town Plan of 2001 identifies the site as Woodland with a section to the north west of the house as Proposed Residential or Office development In Parkland. The draftso identifies the site as Woodland with the area of Registered Trees defined and a scheduled Ancient Monument in the grounds also shown, a burial ground and possible assembly field at one time.
The site also lies within Castletown's Conservation Area. Lorne House is not Registered but is on the list of buildings worthy of investigation for such status.
The following applications have been submitted in respect of this site: PA 10/01059/B - Erection of boundary wall to extend existing wall Status - Pending Consideration PA 10/01046/B - Creation of a new vehicular access and driveway Status - Pending Consideration PA 10/01043/B - Erection of section of boundary wall (Retrospective) Status - Pending Consideration PA 10/01042/C - Change of use from existing mixed office and residential accommodation into a private dwelling Status - Pending Consideration PA 10/01037/B - Erection of stone wall to replace existing boundary fencing adjacent to Smetana Close
Status - Pending Consideration PA 10/01040/B - Demolition of existing outbuildings and erection of a gatehouse dwelling Status - Pending Consideration
PA 10/01039/B - Relocation of existing tennis court Status - Pending Consideration PA 10/00986/B - Erection of MEA sub station (retrospective) Status - Pending Consideration PA 10/0409 - Erection of a stone wall, iron railings and entrance gate (Retrospective) Status - Permitted 25th May 2010 - appeal in progress PA 05/01368/B - Erection of two houses with a single shared vehicular access from Bridge Street Status - Refused at Appeal - 3rd May 2006
PA 05/00340/B - Installation of a satellite dish on west elevation of Status - Permitted 28th April 2005 PA 97/00682/B - Erection of satellite dish, Lorne House, Castletown. Initial Decision - Permitted 3rd September 1997 PA 92/00364/B - Installation of Cattle Grid, inside entrance to Lorne House, Castletown Status - Permitted PA 91/00626/C - Change of use of domestic accommodation to office and domestic, Lorne House West, Castletown. Status - Permitted PA 89/01784/B - Construction of dormer in roof, How-yn-Gren, Douglas Street, Castletown Status - Permitted PA 88/01705/B - Three-storey extension to form dining room and extra bedrooms, Lorne House, Castletown Status - Permitted PA 88/00714/B - Alterations and extensions to form new dining room and staircase, Lorne House, Castletown. Status - Permitted PA 88/00175/B - Erection of additional garage incorporating pitched roof over, How Yngren, Douglas Road, Castletown Status - Permitted PA 85/00107/B - Alterations, conversions and extensions to form additional living accommodation, How Yngren, Douglas Street, Castletown Status - Permitted
Proposed here is the demolition of an existing flat roofed garage block to the north of the house, and its replacement with a stone faced garage with a pitched, hipped roof to match the main house with the northern gable built into an existing stone wall. The proposed garage is to be positioned parallel with the main house whereas the existing garage is at 45 degrees to this. The garage is to be 14 m long and 7 m wide and 5.3 m high with a natural slate roof.
An occupant of 11, Queen Street expresses concern at the number of applications submitted in respect of this property which is of historical interest and asks why the various changes are proposed (not including any reference to the garage proposed in this application).
The occupants of 10, Bridge Street expresses astonishment that the building is not Registered and suggests that it should be and any application for it should be judged on the basis of Planning Policy Statement 1 / 01 and objects on this basis. There is no assessment of the proposal and no evidence or information as to why the proposal does not satisfy the requirements of this policy.
The Trustees of the SPT Keig Will Trust objects to the application on exactly the same basis as the occupants of 10, Bridge Street.
Castletown Commissioners indicate that they do not oppose the application. The Isle of Man Water and Sewerage Authority request a condition which requires that no surface water be discharged to the main foul sewer. The application states that surface water will be discharged to new soakaways and as such this condition is not required.
The owner of The Malt House which lies on Bridge Street has no objections to the proposed garage but seeks assurance that no significant changes to the approved scheme.
Manx National Heritage request that a watching brief is employed during works due to the archaeological sensitivity of the site.
The proposed development should be considered in respect of Environment Policy 35 which states: "Within Conservation Areas, the Department will permit only development which would preserve or enhance the character of appearance of the area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development."
In this case, the existing garage is of very poor form and its removal would not be detrimental to the character or appearance of Lorne House or its setting. The new garage building contains details and materials found in the main house and will complement the building and the site. The garage is not generally publicly visible.
The proposal is considered to be acceptable. It is disappointing that some of the objections are identical for all the applications which have been submitted in respect of Lorne House, all of which are for completely different developments with very different impacts. In this case the proposed garage will not be publicly visible and will enhance the appearance of Lorne House. It is unfortunately that those opposing all of the applications have not distinguished between them.
As the property is located within the Castletown Conservation Area designated in 1990, the content of this application has been considered with particular regard to Policy CA/2 SPECIAL PLANNING CONSIDERATIONS of Conservation Areas 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.
As commented on by the Planning Officer, Lorne House has been suggested for inclusion on the Protected Buildings Register in the draft Southern Area Plan, published on the 23rd October 2009.
These proposals seek to demolish the existing three bay flat roofed 1970s/80s Garage block and replace it with a four bay Garage block re-orientated at 45 degrees to the original. The proposals are constructed in the locally sourced Limestone, with a 'blue/grey natural slate' roof finish. The replacement of the existing, poorly designed block with the re-orientated block using sympathetic materials and massing forms are considered to be an enhancement to the to the character of the Castletown Conservation Area.
In similar fashion to the other applications being considered on Lorne House, consideration should be given to the impact of these proposals on any archaeological interest.
The local authority is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status.
The occupants/owners/trustees of 2 and 10, Bridge Street are physically adjacent to the site should be afforded party status on the basis of 2(1)(a) of Government Circular 1/06 - Determination of Interested Party Status. However, neither of these parties is directly affected by the proposal nor do they raise any specific or material objection to the application and as such, as the Circular states that parties owning or residing in land or buildings which physically adjoin the site shall "generally" be afforded party status, in this case the Committee may consider it inappropriate to afford party status to these parties.
The owner of The Malt House is associated with property which physically abuts the site and as such should be afforded party status.
The owner of 11, Queen Street is not directly affected by the proposal and as such should not be afforded party status in this case.
The Isle of Man Water and Sewerage Authority and Manx National Heritage raise material planning considerations and are a statutory authority and as such should be afforded party status.
Recommendation Recommended Decision: Permitted Date of Recommendation: 25.08.2010
Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal O : Notes attached to refusals
C 1.
26 August 2010 10/01048/B Page 5 of 6
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This permission relates to the demolition of the existing garage and its replacement with a new garage block as shown in drawing reference 1945/10/02/01 received on 13th July, 2010.
C 3. Prior to the commencement of works on site, the applicant must have approved by the planning authority a scheme for the monitoring of the work on site in relation to the discovery and recording of items of archaeological interest. It should be noted that a licence is required for archaeological excavation and the applicant is encouraged to consult Manx National Heritage in respect of the information required to satisfy this condition.
I confirm that this decision has been made by the Planning Authority in accordance with the authority afforded to it under the Town and Country (Development Procedure) 2005
Decision Made : ..................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................
Copyright in submitted documents remains with their authors. Request removal
