Planning Officer Report Recommendations

Planning Officer Report And Recommendations {{table:409322}}

Officer's Report

The Site

1. The application site is the curtilage of 4 Quay Lane, within the Castletown Conservation Area designated in 1990. 4 Quay Lane is a Registered Building (RB 057).

1. The property is a three storey symmetrical Georgian style property, with basement and exposed lime rubble construction and slate roof.

The Proposal

1. Proposed is Registered Building Consent for remedial works to the basement floor and walls in order to address damp problems/water ingress.

1. It is proposed to remove the existing wall covering and timber floor (leaving in place the existing concrete floor) in the affected areas only. The exposed bedrock will then be sealed using Hey'di K11 tanking system. Any decayed joist ends to be trimmed back before bolting new sections alongside. All new joist ends to be then supported on 100 x 100mm rolled steel angle section resin bolted to the cellar wall lime stones.

Planning History

1. The most recent Planning Application 10/07107/DEX proposed alterations to internal staircase with installation of sprinkler system and installation of new front door.

Prior to the above; 10/00199/GB in association with 10/00200/CON related to Building Consent for a replacement front door. Status: Permitted. 96/01964/GB Approval sought to replace existing windows. Status: permitted 84/00841/B Replacement front door with window and damp proofing of basement. Status: permitted

Planning Policy

1. As 4 Quay Lane is a Registered Building located in 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 and Policy CA/2 SPECIAL PLANNING CONSIDERATIONS 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 Policies 32 and 35 of the Isle of Man Strategic Plan 2007 (20th June 2007) as set out within the Planning Officer's Report. "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."

Policy CA/2 - Special Planning Considerations states; "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."

Representations

1. None

ASSESSMENT

1. The condition of the existing basement is such that without the proposed remedial works the fabric of the property would deteriorate further.
2. The proposed works to the walls, floor and bedrock have been judged as being appropriate in order to address/combat the ingress of water to the basement.
3. The remedial works to the decayed joist ends has been assessed in conjunction with Building Control and judged as appropriate to maintain the fabric of the property.
4. Overall, the proposed works are considered to comply with the provisions of General Policy 2 and Environment Policies 32 and 35 in the Isle of Man Strategic Plan 2007, and policies RB3, RB5 and CA/2 of the Planning Policy Statement 1/01- Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man.

Recommendation

1. The works are deemed to be acceptable as it is considered to comply with the policies outlined within this report and is therefore recommended for approval.

Party Status

1. The local authority, Castletown Commissioners, 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.

Recommendation

Recommended Decision: Permitted

Date of 27.03.2013

Recommendation:

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval <br> N : Notes attached to conditions <br> R : Reasons for refusal <br> 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. The following approval relates to thefollowing drawn information all date stamped 20th March 2013:

Basement Plan (Proposed)

Baseent Plan (revised) showing location of remedial support angles

Method Statement

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: 23/7/13

Determining officer (delete as appropriate)

Signed: ______________________________

Anthony Holmes Senior Planning Officer

Signed: ______________________________

Michael Gallagher Director of Planning and Building Control

Signed: ______________________________

Jennifer Chance Development Control Manager

23 July 2013 13/00341/CON Page 4 of 4