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Isle of Man, Vauve
Cornerstone Architects 79 Parliament Street Ramsey Isle Of Man IM8 1AQ
In pursuance of powers granted under the above Act and Order the Department of Infrastructure determined to APPROVE a planning application by Mr Roy Tilleard, Ref 13/00613/B, for the erection of a greenhouse and associated landscaping at Lorne House Douglas Street Castletown Isle Of Man IM9 1AZ subject to compliance with the following condition(s):
Date of Issue: 15th July 2013
M Gallay
Director of Planning and Building Control
This decision was made by a Senior Planning Officer in accordance with the authority delegated to them. This permission refers only to that required under the Town and Country Planning (Development Procedure) Order 2005. Any appeal against this decision must be in writing and must be received by this Department within 21 days of the date of this notice.
An appeal form and guidance notes are available from either the Planning Office, Tel 685950, or to download from the Department's website www.gov.im/transport/planning/plan/applications/decision.xml
Please note that a copy of the Officer's report which led to the decision, together with correspondence relative to the application, are available for inspection at the Department.
The proposed development must not be commenced until either;
Whichever is the later.
If no appeal is lodged within 21 days of the date of issue overleaf, and this decision becomes final, the Department's public reference copy (counter copy) of the planning application may be collected by the applicant or their agent from Murray House.
Please note that if the counter copy of the application is not collected within THIRTY DAYS following the last date on which a planning appeal can be made it will be destroyed without further notice.
Department of Infrastructure, Murray House, Mount Havelock, Douglas, Isle of Man, IM1 2SF Tel (01624 685950) email; [email protected]
13/00613/B
Case Officer: Mr Chris Balmer
Photo Taken:
Site Visit:
Expected Decision Level: Officer Delegation
1.1 The site is 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.
1.2 Lorne House sits in its own grounds with lawns, trees and flower beds to the east, south and west, an enclosed kitchen garden to the northeast and fields to the north which sheep are sometimes grazed. At the entrance to the site (northeast) 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.
1.3 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.
2.1 The Southern Area Plan which was adopted 1st March 2013 identifies the site as Woodland. 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.
2.2 Due to the site location, zoning and the type of proposal, the following policies are relevant for consideration:-
2.3 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:
(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;
| Application No.: | 13/00613/B |
| Applicant: | Mr Roy Tilleard |
| Proposal: | Erection of a greenhouse and associated landscaping |
| Site Address: | Lorne House |
| Douglas Street | |
| Castletown | |
| Isle Of Man | |
| IM9 1AZ |
(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; (I) 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." 2.4 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." 2.5 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."
3.1 The application seeks approval for the erection of a greenhouse and associated landscaping. The proposed greenhouse would be situated along part of the northern boundary wall of the market garden, having a width of 12.8 metres, a depth of 4.5 metres and a ridge height of 3.5 metres. The proposal would be on a similar footprint to the recently demolished green house which was in a poor state of repair. The green house would be constructed of powder coated aluminium coloured grey with single glazing to the glazed areas.
4.1 Castletown Commissioners indicate that they do not oppose the application.
5.1 The previous planning applications are considered relevant in the assessment and determination of this application:
Demolition of existing dilapidated outbuildings, repair of existing garden wall and provision of new car parking area - 12/00607/B - APPROVED
Erection of new section of boundary wall between Lorne House and How Yngren (Retrospective) - 11/01140/B - APPROVED
Demolition of existing outbuildings and erection of a gatehouse dwelling - 10/01644/B REFUSED at appeal on three grounds, in relation to this new application reason 3 is relevant to consider:- "R 3. The removal of a section of the garden wall and interference with the layout of the walled garden may reduce the historic interest of Lorne House, a key factor in its listing as
being worthy of consideration for registration as being of special architectural or historic interest."
Erection of boundary wall to extend existing wall - 10/01059/B - APPROVED Demolition of existing garage and erection of a replacement garage block - 10/01048/B APPROVED
Creation of a new vehicular access and driveway - 10/01046/B - REFUSED at appeal Erection of section of boundary wall (Retrospective) - 10/01043/B - REFUSED at appeal Change of use from existing mixed office and residential accommodation into a private dwelling - 10/01042/C - APPROVED
Erection of stone wall to replace existing boundary fencing adjacent to Smetana Close 10/01037/B - APPROVED at appeal
Erection of MEA substation (retrospective) - 10/00986/B - APPROVED Erection of a stone wall, iron railings and entrance gate (Retrospective) - 10/00409/R APPROVED
Installation of Cattle Grid - 92/00364/B - APPROVED Three-storey extension to form dining room and extra bedrooms - 88/01705/B - APPROVED
6.1 As the site is within a Conservation Area the relevant policy which needs assessing is Environment Policy 35. This indicates that 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. 6.2 The main aspects to consider are whether the erection of a greenhouse would have a detrimental impact upon the Conservation Area and Lorne House itself which is currently under consideration for Registration. 6.3 In terms of design, proportion and finish the proposal would be very similar to the original greenhouse, which was recently demolished (approved under application 12/00607/B) due to being in a very poor state of repair. 6.4 In terms of impact upon the Conservation Area the proposed greenhouse would have little impact, given the majority if not all would not be apparent from public view. Perhaps the greatest impact would be upon the character of Lorne House, given the garden area forms part of the use and character of the kitchen garden. 6.5 Overall, it is considered the reinstatement of a high quality Georgina designed greenhouse within the kitchen garden would add interest and be beneficial to the appearance and character to both the site and the estate of Lorne House. 6.6 The Conservation officer has considered the scheme and has no objections.
7.1 Overall, for all the reasons indicated within this report the proposal would comply with relevant policies as stated within the Isle of Man Strategic Plan and therefore it is recommended that the application be approved.
8.0 PARTY STATUS
8.1 It is considered that the following meet the criteria of Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d) and should be afforded interested party status:
Castletown Commissioners
Recommendation
Recommended Decision: Permitted Date of Recommendation: 25.06.2013 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. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. The development hereby permitted shall not be carried out except in full accordance with the following plans: G-01 and G-02 all received on 24th May 2013.
C 3. The greenhouse hereby approved is required to be constructed in a frame of either timber or powder coated aluminium.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.
Decision Made : Permitted Date : 15.7.13 Determining officer (delete as appropriate) Signed : Signed : 15 July 2013 13/00613/B Page 4 of 5
Anthony Holmes Senior Planning Officer Sarah Corlett Senior Planning Officer Signed: ________________________________ Michael Gallagher Director of Planning and Building Control Signed: ________________________________ Jennifer Chance Development Control Manager
PA13/00613/B Mr Roy Tilleard Erection of a greenhouse and associated landscaping, Lorne House Douglas Street Castletown Isle Of Man IM9 1AZ Planning Officer: Planning history and constraint detail extracted from the planning database for this site, collated for the benefit of the Planning Officer on 28.05.2013, includes;
Listed Buildings: Address: Lorne House,Douglas Street,Castletown,Isle Of Man,IM9 1AZ,
Grade: REGISTERED BUILDING Description: House and grounds Reference Number: 12/00269/REGBLD Address: Communal/landlords Lorne House,Douglas Street,Castletown,Isle Of Man,IM9 1AZ Grade: Conservation Grant application Description: Grant application for roof refurbishment. Reference Number: 02/00017/HB Reg Tree Areas: Registered Trees Areas: Lorne House Conservation Areas: Cons Areas: Castletown Cons Area Dev Control Polygons: Reference Number: 10/01059/B Status: Permitted Proposal: Erection of boundary wall to extend existing wall Reference Number: 10/01039/B Status: Permitted Proposal: Relocation of existing tennis court Reference Number: 88/01705/B Status: Permitted Proposal: Three-storey extension to form dining room and extra bedrooms, Lorne House, Castletown
Reference Number: 92/00364/B Status: Permitted Proposal: Installation of Cattle Grid, inside entrance to Lorne House, Castletown
Reference Number: 85/00107/B Status: Permitted Proposal: Alterations, conversions and extensions to form additional living accommodation, How Yngren, Douglas Street, Castletown
Reference Number: 12/00607/B Status: Permitted Proposal: Demolition of existing dilapidated outbuildings, repair of existing garden wall and provision of new car parking area
Reference Number: 10/01046/B Status: Refused Proposal: Creation of a new vehicular access and driveway Reference Number: 11/01140/B Status: Permitted
Proposal: Erection of new section of boundary wall between Lorne House and How Yngren (Retrospective)
Reference Number: 10/01644/B Status: Permitted Proposal: Demolition of existing outbuildings and erection of a gatehouse dwelling
Reference Number: 10/00409/R Status: Permitted Proposal: Erection of a stone wall, iron railings and entrance gate (Retrospective)
Reference Number: 10/01043/B Status: Permitted Proposal: Erection of section of boundary wall (Retrospective)
Reference Number: 05/00340/B Status: Permitted Proposal: Installation of a satellite dish on west elevation of Reference Number: 88/00714/B Status: Permitted Proposal: Alterations and extensions to form new dining room and staircase, Lorne House, Castletown.
Reference Number: 10/01037/B Status: Permitted Proposal: Erection of stone wall to replace existing boundary fencing adjacent to Smetana Close
Reference Number: 91/00626/C Status: Permitted Proposal: Change of use of domestic accommodation to office and domestic, Lorne House West, Castletown.
Reference Number: 88/00175/B Status: Permitted Proposal: Erection of additional garage incorporating pitched roof over, How Yngren, Douglas Road, Castletown
Reference Number: 10/01040/B Status: Application Withdrawn Proposal: Demolition of existing outbuildings and erection of a gatehouse dwelling
Reference Number: 10/00986/B Status: Permitted Proposal: Erection of MEA sub station (retrospective) Reference Number: 10/01048/B Status: Permitted Proposal: Demolition of existing garage and erection of a replacement garage block
Reference Number: 97/00682/B Status: Permitted Proposal: Erection of satellite dish, Lorne House, Castletown. Reference Number: 10/01042/C Status: Permitted Proposal: Change of use from existing mixed office and residential accommodation into a private dwelling
Reference Number: 89/01784/B Status: Permitted Proposal: Construction of dormer in roof, How-yn-Gren, Douglas Street, Castletown.
BC Case Polygon:
Reference Number: 12/00013/BCD BC Case Status: Proposal: Demolition of derelict outbuildings and greenhouses
Reference Number: 10/07632/DGA BC Case Status: Building Work Started Proposal: Demolition of existing garage and erection of replacement garage block.
Reference Number: 11/07445/DOM BC Case Status: Pending Consideration Proposal: Erection of a detatched Gatehouse Dwelling. Reference Number: 10/07691/OTH BC Case Status: Building Work Complete Proposal: Change of use of commercial property to private dwelling and internal alterations
PLanning Enforce: Reference: 10/00105/COMP Status: Case Closed Nature of Enforcement: Unauthorised change of use of land. 'Green land' being used as 'Industrial site'. Reference: 09/00222/COMP Status: Case Closed Nature of Enforcement: Erection of Advertisement signs Reference: 10/00160/COMP Status: Case Closed Nature of Enforcement: Change of use of woodland - within a residential curtilage - for vehicle storage
Reference: 08/00062/NOTICE Status: Case Closed Nature of Enforcement: Building Preservation Notice Reference: 10/00108/COMP Status: Case Closed Nature of Enforcement: Twelve foot concrete block wall Reference: 08/00187/COMP Status: Case Closed Nature of Enforcement: Installation of motors and work in preparation for erection of gates at entrance
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