Planning Officer Report

Case Officer: Mr S Moore Photo Taken: Site Visit: Expected Decision Level: Officer Delegation

Officer's Report

The Application Site

1. The application site represents the curtilage of Packet House, Registered Building 041, an existing three storey townhouse located on the south eastern side of the Quayside within the Castletown Conservation Area designated in 1990.
2. The surrounding area is characterised by a mix of uses of residential, retail and tourism.

The Proposal

1. This application seeks Registered Building Consent for internal alterations to include the removal of the stair and partition, replacement of the Bathroom by new stairs and Shower Room to the Ground Floor, the replacement of the existing stairs, removal of the kitchen and partitions and installation of a new Bathroom to the First Floor and the replacement of the stairs and Kitchen/WC with a new stair and Kitchen/Utility to the Second Floor.

Planning History

1. The following applications are considered relevant with regard to the current application:

PA 02/01020/B – erection of satellite dish – Application Permitted.

Planning Policy

1. As Packet House is a Registered Building and the works are to the interior only, the relevant planning policies from the Isle of Man Strategic Plan 2007 are Strategic Policy 4, General Policy 2, Environment Policy 32 and Policies RB/3 and RB/5 from Planning Policy Statement 1/01 (Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man) is also considered to be relevant to determining this application.

Strategic Policy 4 states:

Application No.:	13/01157/CON
Applicant:	Patrick Martin Cowley
Proposal:	Registered Building Consent for internal alterations to dwelling (RB no 42)
Site Address:	Packet House
The Quay
Castletown
Isle Of Man
IM9 1LD

"Proposals for development must:

• (a) Protect or enhance the fabric and setting of Ancient Monuments, Registered Buildings, Conservation Areas, buildings and structures within National Heritage Areas, and sites of archaeological interest;
• (b) protect or enhance the landscape quality and nature conservation value of urban as well as rural areas but especially in respect to development adjacent to Areas of Special Scientific Interest and other designations; and
• (c) not cause or lead unacceptable environmental pollution or disturbance."

General Policy 2 states: "Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:

• (a) is in accordance with the design brief in the Area Plan where there is such a brief;
• (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;
• (c) does not affect adversely the character of the surrounding landscape or townscape;
• (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
• (e) does not affect adversely public views of the sea;
• (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
• (g) does not affect adversely the amenity of local residents or the character of the locality;
• (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
• (i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
• (j) can be provided with all necessary services;
• (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
• (I) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
• (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
• (n) is designed having due regard to best practice in reducing energy consumption."

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

Representations

1. Castletown Commissioners have no objection to the proposals.

Assessment

1. The application seeks to reorganise the existing spaces within the building over the three storeys essentially, via the reorientation of the existing staircase.
2. The works to the Ground Floor include the replacement of the stair and partition forming the Bathroom by new stairs with a cupboard under. The existing cupboard within the existing Bedroom is fitted out as a Shower Room.
3. The reorientation of the stairs from the Ground Floor will result in the removal of the kitchen and the formation of a Bathroom.
4. The proposals to the Second Floor entail the minor amendment to the staircase from below and the removal of partitions forming and existing Kitchen/WC to form a Kitchen/Utility.
5. It is clear from the submitted information and indeed from site visits carried out at the property, that the building has completely lost all semblance of its historic interior. As a result, none of these works are considered to have an impact upon the character of the Registered Building and are therefore acceptable.
6. In conclusion; the works are not considered to have a detrimental impact upon the character of the Registered Building and in doing so, comply with the relevant planning policies from the Isle of Man Strategic Plan 2007 are Strategic Policy 4, General Policy 2, Environment Policy 32 and Policies RB/3 and RB/5 from Planning Policy Statement 1/01 (Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man).

RECOMMENDATION

1. Permit.

PARTY STATUS

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

Recommendation

Recommended Decision: Permitted Date of Recommendation: 25.10.2013 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 approval relates to the following information date stamped 30th September 2013:

1:500 Site Plan Drawing Number 4416/S1 1:2500 Location Plan Drawing Number 4416/L1 2No A4 Colour Photo Sheets showing the existing interior of the property Floor Plans Showing Photo Locations Drawing Number 4416 / Photo Rev'n A 1:50 @ A1 Floor Plans As Existing and Proposed Drawing Number 4416 / P1 Rev'n B

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 : 26/11/13 Determining officer (delete as appropriate) Signed : Signed : 13/01157/CON Page 4 of 5

Anthony Holmes Senior Planning Officer

Signed: ______________________________ Michael Gallagher Director of Planning and Building Control

Sarah Corlett Senior Planning Officer

Signed: ______________________________ Jennifer Chance Development Control Manager