Officer Report

Application No.: 15/00034/GB Applicant: Royal Bank Of Scotland International Ltd Proposal: Installation of a cash transfer unit to rear elevation and installation of gates to rear yard entrance (in association with 15/00035/CON) Site Address: Isle Of Man Bank The Parade Castletown Isle Of Man IM9 1LG Case Officer : Miss Melissa McKnight Site Visit: 03.02.2015 Expected Decision Level: Officer Delegation

Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The application site is the curtilage of Registered Building 039, Isle of Man Bank, The Parade, a three storey mid terraced building located to the south west of Market Square in Castletown. The site also lies within the Castletown Conservation Area. - 1.2 The building was registered on 27th January 1984 by reason of its architectural and historic merit.

2.0 THE PROPOSAL - 2.1 The current planning application seeks approval for the installation of a cash transfer unit to the rear elevation of the building and installation of a vertical bar gate to the rear yard entrance. - 2.2 The cash transfer unit would be positioned to the rear elevation of and existing office. The unit would be positioned just less than 400mm from the ground and would have an overall height of 1.5 metres and width of approximately 725mm. It is proposed to paint the unit to match the colour of the existing wall. - 2.3 The gates would have an overall length of 3.4 metres and height of 2.1 metres. The gates would be Barbican single gate and would be galvanised and powder coated in black. The gates would open inwards into the rear yard.

3.0 PLANNING HISTORY - 3.1 The application site has been the subject of a number of previous planning applications, four of, that were all granted planning approval, are considered materially relevant to the assessment of this current planning application given the level and nature of development proposed and have been listed below:

PA 08/00686/GB: Placement of bollards and re marking of parking spaces to rear (In association with 08/00685/CON).

PA 06/01752/GB: Installation of guard rails to flat roof and replacement escape staircase (in association with 06/01779 CON). PA 01/01618/GB: Creation of ramped access to rear of building and installation of external lights. PA 00/01818/B: Installation of timber sliding sash windows to replace existing.

4.0 PLANNING POLICY - 4.1 The site lies within an area zoned as Mixed Use under the Area Plan for the South

1. As previously mentioned the site lies within the Castletown Conservation Area.

4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains five policies that are considered specifically relevant to the assessment of this current planning application:

Strategic Policy 4 states: "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 space 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 adverse 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;
• l) 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."

• Environment Policy 34 states: "In the maintenance, alteration or extension of pre-1920 buildings, the use of traditional materials will be preferred."
• 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."

4.3 Planning Policy Statement 1/01 - Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man sets down the policies in relation to the conservation of the built environment of the Isle of Man, including policy for the identification and protection of historic buildings, conservation areas and other elements of the environment. This policy statement contains two policies that are considered specifically material to the assessment of this planning application:

Policy 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:-

• o 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;
• o 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;
• o 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 where it shares particular architectural forms or details with other buildings nearby (including
• other registered buildings)."

RB/5: Alterations and Extensions states: "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 effect upon the building's special interest as a result of several minor works which may individually seem of little consequence."

5.0 REPRESENTATIONS - 5.1 Castletown Town Commissioners have no objection to the current planning application (03/02/2015). - 5.2 The Department of Infrastructure Highways Services do not oppose the current planning application (27/01/2015).

6.0 ASSESSMENT - 6.1 In judging the effect of any proposed alteration to a Registered Building, it is essential to have assessed the elements that make up the special interest of the building in question and what contributes to the registration of the building. In this instance, as previously stated, the application building is of great architectural and historical interest. - 6.2 As there are two separate elements of the proposal it is felt appropriate to consider each element separately starting with the cash transfer unit. - 6.3 As already mentioned, the cash transfer unit would be installed on the rear elevation of the application building and would be located 33.4 metres from the public thoroughfare. In addition to this, the unit would sit adjacent to an existing single vehicle garage located in the south western corner of the rear yard; 27.5 metres from the unit. - 6.4 As one travels south east along Farrants Way, the unit would not be visible. Travelling northwest past the site, the unit would be visible from directly outside the site. Nonetheless, such a unit would not be an unfamiliar feature of a bank and certainly would not appear incongruous on the building. - 6.5 The fact that the unit would be painted in a colour to match the main building would assist in softening the appearance of the unit and help blend in the with the application building. For the reasons outlined above, it is not considered that the installation of the cash transfer unit would be detrimental or harm the existing character and appearance of the application building or harm public amenity in general. - 6.6 Turning to the installation of the gates, at present there is no gate at the rear yard entrance however historical photos show that in the 1980's there was once a galvanised metal gate installed; albeit not as tall as that proposed under this scheme. - 6.7 The majority of buildings along Farrants Way are open to the highway with a handful having timber gates or garages. It is understood that for the security of the bank, gates are a necessity in securing the building and providing safety and block to the rear yard. - 6.8 The fact that the gates would be finished in a black colour would provide a sympathetic and quality finished appearance as opposed to a bland, plain galvanised industrial appearance. In addition to this, the existing bollards of Castletown Town Hall, the finished slats of the benches are also black so the colour would be in keeping with existing features along Farrants Way. - 6.9 On assessment, whilst the gate is tall it is not considered to detract from the application building or prejudice its worthiness of registration. In addition to this, the gate is

not considered to detract from the street scene of Farrants Way or harm public amenity in general.

7.0 RECOMMENDATION - 7.1 Overall, it is concluded that the planning application accords to the provisions of Strategic Policy 4, General Policy 2, Environment Policy 2, Environment Policy 32, 34 and 35 of the Isle of Man Strategic Plan 2007 and RB/3 and RB/5 of Planning Policy Statement 1/01: Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man. - 7.2 It is recommended that the planning application be permitted.

8.0 PARTY STATUS - 8.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure) (No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application, Highway Services, and the Local Authority in whose district the land the subject of the application sits.

Recommendation Recommended Decision: Permitted Date of Recommendation:

16.02.2015

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 approved shall be begun before the expiration of four years from the date of this decision notice.

Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

• C 2. For the avoidance of doubt, the railings must be round in profile with round or flat heads and shall be colour coated black. Reason: In the interests of visual amenity

This approval relates to Drawing No 0001, 0100 and 0101, 1 x Photograph showing the rear yard of the application site and rear elevation of the application building and 1 x photograph showing a cash transfer unit all date stamped as received on 15th January 2015 and Drawing No. JF/1001315 Sheet 1 of 2 and JF/1001315 Sheet 2 of 2 both date stamped as received on 6th March 2015.

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

Decision Made : Permitted Date : 10.03.2015 Determining officer (delete as appropriate) Signed :…………………………………….. Chris Balmer Senior Planning Officer Signed :…………………………………….. Sarah Corlett Senior Planning Officer Signed :…………………………………….. Michael Gallagher Director of Planning and Building Control Signed :…………J CHANCE……….. Jennifer Chance Head of Development Management