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THE SITE:
The site represents the curtilage of Milntown in Glen Auldyn, Lezayre which is bounded by the Lezayre Road to the North and the Glen Auldyn Road to the East. Milntown is a large, two storey former dwelling adorned with castellations, hood moulded windows and turrets and set within its own landscaped grounds. It is historically very significant and is entered onto the Protected Buildings Register as RB 168.
THE PROPOSAL:
Registered Building Consent for alterations and extensions to the existing house to create a restaurant, shop, public access and parking areas, including the demolition of existing lean to conservatory and internal alterations.
REPRESENTATIONS
As per the Planning Application.
ASSESSMENT:
I have considered the content of the application with particular consideration to Policy RB/5 Alterations and Extensions to a Registered Building as set out in Planning Policy Statement 1/01. I have visited the property on a number of occasions, more recently November 2007 to discuss these proposals with the Trust and the Design Team.
The single storey addition is subservient to and therefore respects the main Registered Building by virtue of its low lying massing and the use of design cues such as the castellations, fenestration and the addition of buttressing etc. An approach which is acceptable as it does not 'jar' with its Registered neighbour. It is located immediately adjacent to the main block and is partially on the site of an existing lean-to glass structure which was by no means 'original' and of limited architectural and historic interest. There could be an argument that the siting of the addition unbalances the symmetry of the main, existing block but, given the detailing and it's set back from the front line of the main block, I find it acceptable.
Part of the intention of the new block is to link the Registered house with the Walled Garden, which it does admirably. In doing so, a number of amendments are required to the main building which will clearly have an impact on the Registered, historic fabric. Potentially the biggest impact is the removal of the partition wall between the 'Kitchen Area' and the passageway to the 'Office Area' and the 'Main Office'. The intention is to utilise the additional space to provide a commercial kitchen with adjacent 'Store' to service the new Restaurant. The connection of this kitchen to the restaurant will also involve the insertion of a further doorway in what is currently the external wall of the house. Of consideration is the loss of any historic fabric in the kitchen which is restricted to the removal of a 1960's / 1970's fitted kitchen units, of little historic value and a Victorian set of cupboards. During my visit, I was informed that this part of the structure had undergone alteration in the recent past (prior to Registration) and there was conjecture that there were the remains of a staircase into a basement beneath this wing of the house. It is hoped that we will be able to clarify this as the works get underway.
The drawings do not indicate that any works are to take place to the 'Office', other than the blocking up of the old doorway into the former passageway. This will entail the retention of the door which will no longer be accessible from the kitchen side.
The creation of the shop entails the removal of the existing 'French' window and the insertion of a disabled ramp. This will be designed in such a way as to be of minimum impact on the Registered fabric.
There are ancillary works associated with the creation of the restaurant extension which relate to the provision of vehicular access off Lezayre Road, with associated parking and repositioning of the masonry gate pillars to allow vehicular egress on to Glen Auldyn Road. The car and coach parking is located within the heavily treed area off the main driveway. Given the extent of the current woodland onto the main highway, it is debatable as to whether this will be visible. Certainly its proposed location will be relatively well hidden when viewed from the Registered house. The alterations to the gateposts on to Glen Auldyn Road and the re-profiling of the entrance from the Ramsey direction on Lezayre Road are necessary to allow coaches to turn in and out of the estate. Discussion on site revealed that it may be possible to alter only one of the gate posts on the Glen Auldyn Road. I will certainly condition the detail of this item.
To conclude, the alterations are to my mind at least, sympathetic to the character of the Registered building and follow the wishes of the former owner Sir Clive Edwards whose intention was that the estate should be enjoyed by the Manx people. These works will ensure that the estate is well maintained and used.
RECOMMENDATION:
I recommend approval of this application.
As set out in the Planning Officer's Report on 07/02155/GB.
| Recommendation | |
|---|---|
| Recommended Decision: | Permitted |
| Date of Recommendation: | 13.03.2008 |
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
This Registered Building Consent relates to the following drawings all date stamped 26th November 2007: All in association with the following photographs, also date stamped 26th November 2007
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 Committee. Such a record to be prepared in consultation with the Conservation Officer of the Department
Prior to the commencement of the development, a sample panel of boundary wall stonework must be prepared (to indicate lime mortar pointing, stone type and coursing) on site, for inspection by the Conservation Officer and approval by the Planning Committee.
PRIOR to the commencement of any works on site, a large scale drawing (1:20 / 1:10) must be produced for approval by the Planning Committee, to show the detail and material of the proposed ramp into the proposed Shop.
| SC1016/P/sk01 Rev B | Concept Site Plan | |
| SC1016/P/10-01 | Location Plan | |
| SC1016/P/10-02 | Site Plan | |
| SC1016/P/10-08 | Rev A | Access Plans Sheet 1 of 2 |
| SC1016/P/10-09 | Rev B | Access Plans Sheet 2 of 2 |
| SC1016/P/10-10 | Rev A | Car park Layout |
| SC1016/P/10-13 | Rev B | Part Roof and First Floor Plan Scheme 2 |
| SC1016/P/11-01 | Section A-A | |
| SC1016/P/11-12 | Rev C | Ground Floor Plan Scheme 2 Option A |
| SC1016/P/12-01 | Rev C | Front Elevation As Proposed |
| SC1016/P/12-02 | Rev B | East and West Elevation |
| 6TS003-11-Sheet 1 | ||
| 6TS003-11-Sheet 2 | ||
| 6TS003-11-Sheet 3 | ||
| 6TS003-12-Sheet 1 | Rev A | |
| 6TS003-12-Sheet 2 | Rev A | |
| 6TS003-12-Sheet 3 | Rev A | |
| 6TS003-13-Layouts |
C 6.
The roofing slate to the extension should match that of the existing house in terms of colour, material (it should be natural slate) and size.
C 7.
Prior to the commencement of works, a sample of the roofing slate must be approved by the Planning Authority.
C 8.
Prior to the commencement of works, a sample of the crushed limestone finish to the proposed driveway, car and coach parking areas must be approved by the Planning Authority.
C 9.
PRIOR to the commencement of any building works, further large scale (1:20 / 1:10) detail drawings are to be produced of the windows and doors to indicate the framing detail in the proposed restaurant are be provided for approval by the Planning Committee.
PRIOR to the commencement of any building works, large scale (1:20 / 1:10) detail drawings are to be produced of the gateposts and associated gates on to Glen Auldyn Road for approval by the Planning Committee.
The Manx Museum and National Trust must be informed of the date when building work is to commence and be given access at all reasonable times, and reasonable opportunity to inspect the site, observe all excavations and investigate any archaeological features exposed.
Decision Made : APPROVED Committee Meeting Date : 11/12/08
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