CON Registered Buildings Officer Report

TO: Sarah Corlett: Principal/ Planning Officer FROM: Ross Brazier: Principal Registered Buildings Officer DATE: 12/08/2020 20/00617/B RE: Alterations to existing bus stop to make more accessible. AT: The Parade Castletown Isle Of Man IM9 1LG Recommendation Refuse Scope of comments These comments relate to the impact of the development upon registered building(s) (development ) within a conservation area Legislative and Policy context TOWN AND COUNTRY PLANNING ACT 1999 S16 Registered buildings: supplementary provisions - (3) In considering — - (a) whether to grant planning approval for development which affects a registered building or its setting, or - (b) whether to grant registered building consent for any works, the relevant Department shall have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses. S18 Designation of conservation areas - (4) Where any area is for the time being a conservation area, special attention shall be paid to the desirability of preserving or enhancing its character or appearance in the exercise, with respect to any buildings or other land in the area, of any powers under this Act National policy: THE ISLE OF MAN STRATEGIC PLAN 2016 Strategic Policy 4: Proposals for development must: (a) Protect or enhance the fabric and setting of Ancient Monuments, Registered Buildings(1), Conservation Areas(2), buildings and structures within National Heritage Areas and sites of archaeological interest; Environment Policy 35: 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. Environment Policy 42: New development in existing settlements must be designed to take account of the particular character and identity, in terms of buildings and landscape features of the immediate locality. Inappropriate backland development and the removal of open or green spaces which contribute to the visual amenity and sense of place of a particular area will not be permitted. Those open or green spaces which are to be preserved will be identified in Area Plans. Planning Policy Statements: 1/01 Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man POLICY CA/2 SPECIAL PLANNING CONSIDERATIONS When considering proposals for the possible development of any land or buildings which fall within the conservation area, the impact of such proposals upon the special character of the area, will be a material consideration when assessing the application. Where a development is proposed for land which, although not within the boundaries of the conservation area, would affect its context or setting, or views into or out of the area; such issues should be given special consideration where the character or appearance of a conservation area may be affected. POLICY CA/4 PROPOSALS FOR PRESERVATION AND ENHANCEMENT It is important that designation is not seen as an end in itself, but that there be an opportunity for the designation to be considered in a wider context, such as that of an area plan. It is this overview which will basically determine the long term validity and prosperity of the conservation area. For example, proposals and policies contained within an area plan may take the opportunity to improve matters such as traffic congestion in and around a conservation area by traffic management and improvement, the provision of off-street parking and the introduction of some pedestrian or bicycle priority ways. The plan will also prescribe the use of land and buildings within the conservation area and beyond and may indicate opportunities for enhancement by restoration and re-use, or if appropriate, for replacement of elements within the conservation area which detract from the special character of the area. IMPACT ON THE HISTORIC ENVIRONMENT OF TRANSPORT AND TRAFFIC MANAGEMENT IMPACT OF PROPOSALS TO BE MINIMISED Major new transport infrastructure development can have an especially wideranging impact on the historic environment, not just visually and physically, but indirectly, for example by altering patterns of movement or commerce and generating new development pressures or opportunities in historic areas. There is already in place an informal framework which allows for early dialogue between the Department of Transport, the Local Authority and the Department and it is essential that such consultation should continue to take place where any changes in such infrastructure are proposed, in order to avoid or minimise impacts on the various elements of the historic environment and their settings. It is not intended that the policies which follow should replace or supersede those applied by the Department of Transport, but they are intended to provide a framework within which productive dialogue can continue to take place when considering the impact of proposed change - POLICY TM/9 STREET FURNITURE Even our smallest towns and villages contain a wealth of street furniture of historic or architectural interest. These items can comprise features such as telephone kiosks, drinking fountains, street lamps, railings, clocks, post boxes (both free standing and wall mounted) and many other such installations which all form part of the local distinctiveness. The appearance of historic streets can be improved by preserving or reinstating these items. The introduction of new or additional street furniture must be very carefully handled and sensitive design will be necessary if we are to avoid a cluttered and confused end result. - POLICY TM/10 ROADS SIGNS AND MARKINGS Road signs and markings can also have a significant impact on a street’s appearance. These should be of an appropriate character and quality without unnecessary duplication of signs and posts. Wherever possible, signs should be fixed to existing posts or street furniture. ‘Street audits’ can be a valuable technique of keeping a check on cumulative signage and local amenity societies may well be able to assist in carrying out such audits. The presence of garish double yellow lines indicating parking restrictions in our conservation areas is to be avoided if at all possible. Narrower lines of a different colour are already being adopted in some environmentally sensitive areas. Consideration should be given to applying waiting restrictions to areas, where appropriate, so enabling the removal of double yellow lines. ## Report detail Castletown, the Island’s former capital is the islands most historically rich and sensitive settlement. The parade which is the site of the proposals is one of the most historic settings in the town and is comprised of registered buildings on all sides. The proposals will involve the replacement of two bus shelters that include the relocation of the southbound bus shelter and associated highway works that include extending and altering the footpath. I have concerns regarding the proposals due to the potential harmful impact they will have upon the setting of the registered buildings that are located on the parade and the impact upon the character and appearance of the Castletown Conservation Area. The proposals will result in the replacement of the “traditional” looking bus shelters with a generic type and also the relocation of the southbound bus shelter to a newly extended and projecting footpath bay within the square. The replacement bus shelters and proposed projecting location of the southbound shelter will undoubtedly result in a negative visual impact upon the square. The application fails to identify or assess the impact of the proposals on potentially affected heritage assets. It is my view that the proposals will cause harm to the setting of the registered buildings along the parade and neither preserve or enhance the character or appearance of the conservation area. Whist the application states why the proposals have come about, it does not provide or consider any other alternative options that could address these issues. One such option could be the relocation of the bus stops to Farrant’s Way? I do not consider the application to be in accordance with the above legislative or policy context and therefore recommend the application is refused for the above reasons. Ross Brazier Principal Registered Buildings Officer