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Application No.: 09/00702/CON Applicant: Architects Studio Ltd Proposal: Registered Building consent for alterations and erection of entrance hall (In association with 09/00701/GB) Registered Building Nos. 258 Site Address: Old School House Cronkbourne Douglas Isle Of Man IM4 4QH ### Considerations Case Officer : Mr S Moore Expected Decision Level: Senior Planning Officer ### Written Representations Cronkbourne House Cronkbourne Village Isle Of Man Interest expressed ### Consultations Consultee : Braddan Parish Commissioners Notes: No objection
The application site represents the curtilage of part of the grounds of The Old School House, Cronkbourne, Ballafletcher Road, Braddan. The site accommodates a substantial detached two storey property with accommodation within the roof space which has been converted previously into office use. The site is located on the western side of the Ballafletcher Road and north of Cronkbourne Village.
The previous planning applications are considered relevant in the assessment and determination of this application:-
09/00702/CON - Registered Building consent for alterations and erection of entrance hall (In association with 09/00701/GB) Registered Building Nos. 258 - PENDING CONSIDERATION
08/00676/B - Alterations, extensions and creation of 1st floor for office accommodation - REFUSED at Appeal.
00/00643/B - Installation of roof lights - APPROVED 7 October 2009 09/00702/CON
97/01596/C - Change of use of lower ground floor to retail premises for architectural antiques and interior fittings - APPROVED
91/00108/B - Structural repairs to stabilise building - APPROVED
Braddan Parish Commissioners:- "No objection" Highways Division:- "Do not oppose" The Douglas Corporation Drainage Division makes no comment on the merit of the proposed development but request that an informative note be attached to any approval decision notice.
The owner/occupier of Cronkbourne House, Cronkbourne Village have considered the submission and have the following comments; question the installation of the roof lights to the front (north) elevation, which will destroy the original intentionally plain slate elevation and greatly detract from Ewan Christians' linear design.
These proposals seek to form a new, single storey entrance porch with associated disabled toilet, to insert a new floor into the double height space thereby creating a first floor office space to be serviced by a new stair and lift. This newly formed first floor general office will also be naturally lit by six number roof lights which, together with the new entrance porch are the only alterations which impact on the exterior of the building.
As the property is a Registered Building the content of this application has been considered with particular regard to 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 Planning Circular 1/98 - Alteration and Replacement of Windows, Category a) REGISTERED BUILDINGS.
This building was recently Registered with the consent and encouragement of the building owner and applicant, following the previous planning application PA 08/00676/B and the Appeal Inspector's findings on the same.
The building, design by the internationally renowned Manx architect Ewan Christian is in the arts and crafts style. The two storey, former School House, infuses two storeys of Manx random rubble walling with contrasting coins windows and doors surrounds and a steeply sloping slate roof to allude to the medieval architecture, typical of the arts and crafts architects.
The building has had a number of alterations in its recent past; it is understood all by the current owner. These include the addition of the three buttresses to the southern elevation and the 'patris plates' seen at the junction between lower ground and ground floor and the formation of the first floor Gallery served by the spiral staircase and the reception/secretarial space beneath.
Starting with the proposed entrance porch; this has been designed to be subservient to the scale and mass of the building, but by its location and detailing is intended to be clearly understood as the entrance to the building. The use of topography on the site, the scale and material usage are considered to be successful as it is not considered to have a detrimental impact on the Registered Building.
The proposal to reinstate the bell tower is unobjectionable, and would restore the building to its original state. It is considered such works would be beneficial.
Internally the biggest impact on the character of the building will be the insertion of the new first floor. This is because the character of the space is one of an open volume. Thankfully the usual concern of floor zones clashing with windows is not present as the inserted floor is located above the head of the existing windows.
The loss of the void can only be offset against the creation of a building with a more attractive usable space which should secure its future. In carrying out these works no existing historic detailing is lost. The addition of the six large roof lights is in conjunction with the modern approach entrance porch, the major visual impact on the exterior of the School House. It may have been more acceptable to have had the roof lighting on the Southern Elevation, leaving the integrity of the North slate roof intact.
RECOMMENDATION:
In conclusion, these proposals are considered to preserve what remains of the historic fabric without having a detrimental impact on the character of the Registered Building.
PARTY STATUS:
The following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status:
Recommendation Recommended Decision: Permitted Date of Recommendation: 07.10.2009 Conditions and Notes for Approval / Reasons and Notes for Refusal
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2.
7 October 2009 09/00702/CON Page 3 of 4
This approval relates to the alterations and erection of entrance hall as proposed in the submitted documents and drawings 00702/4, 303/6 PA4A, 303/6 S1, 303/6 PA1A, 303/6 PA2M and 303/6 PASA all received on 17th April 2009.
C 3. Prior to the commencement to reconstruct the bell tower there must be submitted to and approved by the Planning Authority large-scale (1:20 or better) detailed drawings, showing the exact dimensions of the bell tower and full Elevational drawings indicating the bell tower.
C 4. PRIOR to the commencement of any building works, a photographic survey must be undertaken to record all existing internal and external features of interest and provided for approval by the Planning Authority. Such a record to be prepared in consultation with the Conservation Officer of the Department
I confirm that this decision accords with Government Circular No 09/09 Delegation of functions, 10/09 Delegation of Functions (Development Procedure), GC No 11/09 (Advertisements) and GC No 12/09 (Registered Buildings) all to the Senior Planning Officer
Decision Made : Permitted Date : ....16/10/09................
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