Officer Planning Report

Planning Report And Recommendations {{table:53574}} ### Considerations {{table:53572}} ### Written Representations None received at time of drafting report ### Consultations {{table:53573}}

Officer's Report

SITE: The site represents the curtilage of The Red House, No.1 The Parade, Castletown. The rendered three-storey Registered Building, forming part of the eastern part of, and fronting directly onto the square.

PROPOSAL: The application seeks approval for the erection of signage (In association with 11/00397/D)

The signage board would be stainless steel measuring 420 x 297 on a 470 x 347 hardwood timber mounting board. The lettering would state 'CELTIC ASSOCIATES LIMITED Accountancy, Corporate and Trust Services' in black lettering with a green 'celtic knot' logo. The sign will be positioned 1.65m above the level of the top step and is non-illuminating.

PLANNING POLICY: As the property is a Registered Building (RB 70) and located with the Castletown Conservation Area, the content of this application has been considered with particular regard to POLICY RB/5 ALTERATIONS AND EXTENSIONS and RB/3: GENERAL CRITERIA APPLIED IN CONSIDERING REGISTERED BUILDING APPLICATIONS 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 Environment Policies 32 and 35 of the Isle of Man Strategic Plan (20th June 2007).

Environment Policy 32 states: "Extensions of alterations to a Registered Building which would affect detrimentally its character as a building of special architectural or historic interest will not be permitted."

Environment Policy 35 states "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."

"Planning Policy Statement 1/01 RB/3: General Criteria Applied in Considering Registered Building Applications"

The issues that are generally relevant to the consideration of all registered building applications are:

• The importance of the building, its intrinsic architectural and historic interest and rarity, relative to the Island as a whole and within the local context;
• The particular physical features of the building (which may include its design, plan, materials or location) which justify its inclusion in the register; descriptions annexed to the entry in the register may draw attention to features of particular interest or value, but they are not exhaustive and other features of importance, (e.g. Interiors, murals, hidden fireplaces) may come to light after the building's entry in the register;
• The building's setting and its contribution to the local scene, which may be very important, e.g. Where it forms an element in a group, park, garden or other townscape or landscape, or where it shares particular architectural forms or details with other buildings nearby (including other registered buildings).

"RB/5: Alterations and Extensions"

In considering whether to grant planning approval for development which affects a registered building or its setting and in considering whether to grant registered building consent for any works, the 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.

Registered Building consent is required for the building's alteration in any way which would affect its special architectural or historic character. There will be a general presumption against alteration or extension of registered buildings, except where a convincing case can be made, against the criteria set out in this section, for such proposals.

Applicants for registered building consent for alteration or extension to a registered building must be able to justify their proposals. They will be required to show why the works which would affect the character of the registered building are desirable or necessary and they should provide full information to enable the Department to assess the likely impact of their proposals on the special architectural or historic interest of the building and on its setting. Where registered buildings are the subject of successive applications for alteration or extension, consideration will also be given to the cumulative affect upon the building's special interest as a result of several minor works which may individually seem of little consequence."

Planning History:

The following previous planning applications are considered relevant in the assessment and determination of this application: 11/00397/D - Planning consent for the erection of signage (In association with 11/00399/CON) - PENDING CONSIDERATION 96/01451/B - Installation of a 90cm satellite dish, Capital International, 1, The Parade, Castletown - APPLICATION PERMITTED. 87/04095/B - Conversion to offices and construction of new toilets in rear yard, No. 1 The Parade, Castletown - APPLICATION PERMITTED.

87/01096/C – Change of Use from private residence to office accommodation, 1 The Parade, Castletown – APPLICATION PERMITTED.

87/00767/A – Approval in principle to renovation of building to form office accommodation, The Red House (Registered Building No. 70), The Parade, Castletown – APPLICATION PERMITTED.

Representations:

Castletown Commissioners have no objection to the proposals.

Highways and Traffic Division indicate that they do not oppose the application.

Assessment:

The proposed sign is well designed and of good quality, durable materials and given the office function of the building, within an area of mixed use, including offices, will have a minimal impact upon both the Registered Building and the Castletown Conservation Area within which it sits.

In conclusion, it is recommended that the application be approved as it is considered to comply with policies RB/3 and RB/5 of Planning Policy Statement 1/01 and Environment Policies 32 and 35 of the Isle of Man Strategic Plan (20th June 2007).

Party Status:

The local authority is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status.

The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.

Castletown Town Commissioners

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 06.06.2011

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

• : 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.

This permission relates to the erection of a sign as shown and described in the application form and the following drawings all date stamped 23rd March, 2011:

I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer.

Decision Made : Permitted Date : 13 June 2011

Signed: _________________________ Jennifer Chance Senior Planning Officer Delete as appropriate

Signed: _________________________ Michael Gallagher Director of Planning and Building Control