Loading document...
Application No.: 09/00701/GB Applicant: Architects Studio Ltd Proposal: Alterations and erection of entrance hall (In association with 09/00702/CON) Site Address: Old School House Cronkbourne Douglas Isle Of Man IM4 4QH ### Considerations Case Officer : Mr Chris Balmer Expected Decision Level: Senior Planning Officer ### Written Representations Cronkbourne House Cronkbourne Village Isle Of Man Interest expressed ### Consultations Consultee : Drainage Services Manager Notes: No objection Consultee : Highways Division Notes: Do not oppose 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 application site is located within an area identified as being "predominately residential" by the adopted Local Plan, this being the Braddan Parish District Local Plan (Planning Circular 6/91). The site is not within a Conservation Area, but is a Registered Building. The adjacent properties within Cronkbourne village however are Registered Buildings.
Due to the location of the application site, the zoning and type of development the following Planning Policies are required for consideration:-
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:
Policy 34: In the maintenance, alteration or extension of pre-1920 buildings, the use of traditional materials will be preferred."
Policy 32: 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.
Policy 7: New office floor space should be located within town and village centres on land which is zoned for the purpose on the appropriate area plan; exceptionally, permission may be given for new office space
The previous planning applications are considered relevant in the assessment and determination of this application:-
Registered Building consent for alterations and erection of entrance hall (In association with 09/00701/GB) Registered Building Nos. 258 - 09/00702/CON - PENDING CONSIDERATION
Alterations, extensions and creation of 1st floor for office accommodation - 08/00676/B - REFUSED at Appeal. Installation of roof lights - 00/00643/B - APPROVED Change of use of lower ground floor to retail premises for architectural antiques and interior fittings - 97/01596/C - APPROVED Structural repairs to stabilise building - 91/00108/B - APPROVED REPRESENTATIONS
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's linear design.
This application seeks approval for alterations and erection of entrance hall (In association with 09/00702/CON). The proposed extension to the north elevation is single storey in design and has a total forward projection of 4.7 metres, a total width of 5.2 metres and a maximum height of 3.3 metres. The application also proposes to install three large roof lights to both north and south elevations, and the reinstatement of the bell tower. The final external alterations are the remodelling of the ground level to the south of the property to provide new steps.
Dealing with the extension to the front elevation, this has been designed in response to the previously refused application which proposed a two storey extension to the front elevation.
The proposal has been designed to have a fairly contemporary appearance, due to the proposed glazed porch; however, the main structure would be finished in Manx stone to match the existing property. The proposal would be a modest extension to the Register Building. Overall, it is considered to be appropriate in terms of design and size.
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.
Perhaps the main issue relates to the installation of three large roof lights to both the north and south elevation. The reasoning for the installation is to allow natural light into the first floor. Without such roof lights the first floor which is proposed to be created, would not benefit from any natural light. It is considered the proposed size and style of roof lights are not unusual on older properties, and whilst they will be apparent from the public highway, especially those within the north elevation, they would not have a significant impact to the detriment of the building or upon the street scene. It is also considered, the proposal would enable the first floor to be a more usable space, which in turn would increase the viability of the property, enabling greater maintenance / upkeep in the future, which can only be beneficial to the building.
7 October 2009
09/00701/GB
Regarding the issue of increasing the amount of office space by the conversion of the first floor, it is considered this would be acceptable and would comply with Business Policy 7, given the office is located within the village, and adjacent to public transport links located a few minutes walk away. The Highway Division have no objection to the proposal, given the proposed parking (10 spaces) which would be provided by the scheme. This would require the loss of some of the green space however the majority of the green space would be retained. Additionally, the site is adjacent to an existing bus stop.
The proposed alteration to create steps to the south of the building are minor alterations which would have no significant impact upon the property, especially as the areas is currently un-used and does no add to the visual quality of the property. Such works are considered to be beneficial and appropriate.
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.
Overall, it is considered the proposed extension would not result in an adverse impact upon the appearance of the property or upon the adjacent properties. Additionally, it is considered that the use of the first floor for additional office space will further ensure the continued use of the building, without resulting in any adverse impact upon the amenity of neighbouring occupiers of residential properties. For these reasons the proposals are considered to be appropriate in this location and accordingly it is recommended that the application be approved.
The following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status:
The Department of Transport Highways Division Braddan Parish Commissioners The Douglas Corporation Drainage Division The owner/occupier, Cronkbourne House, Cronkbourne Village
Recommended Decision: Permitted
Date of Recommendation: 12.08.2009
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This approval relates to the alterations and erection of entrance hall as proposed in the submitted documents and drawings 00701/4, 303/6 PA4A, 303/6 S1, 303/6 PA1A, 303/6 PA2A and 303/6 PA5A all received on 17th April 2009.
C 3. Prior to the occupation of the proposed additional office accommodation (1st floor) the proposed parking (spaces ) are to be completed.
C 4. 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 5.
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
N 1. There must be No discharge of surface water (directly or indirectly) from this proposed development to any foul drainage system(s) so as to comply with the requirements of the Department of Transport Drainage Division and the Sewerage Act 1999.
It should be noted that it is an offence under Manx legislation to permit the discharge of polluting or harmful matter to any public sewers or watercourses. Appropriate measures must be taken by the developer/occupier of the premises to ensure compliance with the legislation.
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 : Signed : Senior Planning Officer
Copyright in submitted documents remains with their authors. Request removal
