Planning Officer Report Recommendations

Case Officer: Mr Ian Brooks Photo Taken: Site Visit: Expected Decision Level: Officer Delegation

Officer's Report

Description Of Application Site

1. The application site is The George Hotel, The Parade, Castletown. The George Hotel is a 3 storey registered building (RB.038) located within the Castletown Conservation Area.

Proposal

1. The application is seeking Registered Building Consent for the installation of telecommunication antennas and equipment.

1. The proposal involves replacing the existing microcell with a new antenna on the front elevation of the chimney stack and to install a new microcell antenna on the rear elevation of the chimney stack.

1. The antennas would be painted to match the background on which it is mounted.

Development Plan Policies

1. Within the adopted Isle of Man Strategic Plan 2007, the following policies are considered to be relevant in the determination of this application: GP2, Environment Policies 32 and 35, Infrastructure Policy 3

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

1. Environment Policy 35 states that "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."

1. Infrastructure Policy 3 states that "A balance must be struck between the need for new, evolving communications systems to satisfy residential and business demand and the impact that the necessary infrastructure will have upon the environment. Measures which will help to achieve a satisfactory balance will include a presumption against visually intrusive masts in sensitive landscapes, the encouragement of mast sharing by different operators, and

Application No.:	12/01157/CON
Applicant:	Manx Telecom
Proposal:	Registered Building Consent for installation of telecommunication antennas and equipment (RB no 38 in association with 12/01156/GB)
Site Address:	The George Hotel
The Parade
Castletown
Isle Of Man
IM9 1LG

the removal of redundant infrastructure. Exceptions to this policy would need to demonstrate a strategic national need, which cannot be otherwise secured by mast sharing or alternative locations."

1. Section 16(3) of the Town and Country Planning Act 1999 states that:

"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 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."

Relevant Planning History

1. The following previous applications are considered relevant in the consideration of this application:

04/01406/GB – Installation of one microcell panel antenna to front elevation – refused – Refused 04/02097/CON and 04/02097/GB – Amendment to PA 04/01406/GB – Installation of microcell panel antenna in front elevation – granted

Representations

1. Castletown Town Commissioners have indicated that the application has been approved.
2. Highways Division of the Department of Infrastructure do not oppose the application

Issues

1. The main issue here is whether the proposed antennas impact on the Registered Building.
2. The building is currently accommodates a microcell antenna to the front of the left hand chimney. The proposal is to replace this antenna with a marginally larger antenna and to install an antenna on the rear of the right hand chimney. The antennas would not protrude above the roof of the building.

Conservation Officer'S Supplementary Report

1. As The George Hotel is a Registered Building (RB 38) and located within the Castletown Conservation Area designated in 1990, the content of this application has been considered with particular regard to RB/3: GENERAL CRITERIA APPLIED IN CONSIDERING REGISTERED BUILDING APPLICATIONS, 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 in tandem with Environment Policy 32 and 35 of the Isle of Man Strategic Plan 2007 (20th June 2007).

"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."

1. Planning Application 04/02096/GB, in association with Registered Building Consent 04/02097/CON was previously approved for the installation of a microcell panel antenna on the front elevation in conjunction with an equipment box to the side elevation of the property, was approved in January 2005. This application seeks approval for the replacement of the existing micro cell antenna with a slightly larger unit and an additional unit to the rear face of the chimneystack.

1. It is considered, that the slight increase in the antenna's size to the frontage will have little or no more significant an impact upon either the Registered Building or the Conservation Area within which it is located and is therefore acceptable. The additional antenna to the rear elevation, by virtue of its size and location should similarly have a minimal impact upon the Registered Building or the Conservation Area within which it is located and is therefore acceptable.

1. As such, it is considered that the proposal complies with the provisions of Environment Policies 32 and 35 of the Strategic Plan and the application is recommended for approval.

Conclusion

1. It is recommended that Registered Building Consent be granted subject to conditions.

Party Status

1. The local authority (Castletown Town Commissioners) are, by virtue of the Registered Buildings Regulations 2005, Regulation 8 (5)(e) is considered an "interested person" and as such should be afforded party status.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 06.11.2012

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Conditions and Notes for Approval / Reasons and Notes for Refusal

C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: 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 consent relates to the installation of telecommunication antennas and equipment as shown in drawing numbers GEORGE HOTEL/001 Rev:A, GEORGE HOTEL/001 Rev:A, GEORGE HOTEL/002 Rev:B, GEORGE HOTEL/003 Rev:B and Kathrein antenna details date stamped 16th August 2012 and GEORGE HOTEL/004 Rev:A date stamped 1st October 2012.

C 3. Within one month of the antennas and their supporting structures being installed, they shall be colour coated to match the existing render of the chimney stack. Any replacement or modification shall be colour coated to match within one month of it being carried out.

C 4. In the event of the antennas erected under this approval become redundant they must be taken down along with all ancillary infrastructure and be removed from the site within 3 months of the cessation of the use and carry out any necessary repair work to the chimney stack as a result of any damage caused by installation of the antennas.

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I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.

Decision Made: Permitted Date: 19 November 2012

Determining officer (delete as appropriate)

Signed : ... Anthony Holmes Senior Planning Officer

Signed: ... Michael Gallagher Director of Planning and Building Control

Signed: ... Sarah Corlett Senior Planning Officer

Signed: ... Jennifer Chance Development Control Manager