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Application No.: 15/00777/GB Applicant: Royal Bank Of Scotland Proposal: Installation of a replacement ATM (in association with 15/00778/CON) Site Address: Isle Of Man Bank The Parade Castletown Isle Of Man IM9 1LG Case Officer : Miss Abigail Morgan Expected Decision Level: Officer Delegation
1.0 THE SITE - 1.1 The site is the curtilage of the Isle of Man Bank situated on the south western side of The Parade, the central area of the town which currently provides a public car parking area surrounded by commercial properties and Castle Rushen with the entrance to the shopping streets of Malew and Arbory Street to the north west. To the south east of the application building is The George Hotel public house and immediately to the south east of that is a public lane which has been the subject of recent regeneration works. To the north west of the site, adjoining the application buildings is Manannan House, currently a children's education facility (see Planning History). - 1.2 The area is in the core of Castletown's Conservation Area and a number of the buildings around The Parade are Registered, including the application buildings (RB Numbers 39 and 40). The George Hotel and Manannan House (formerly the town hall) are also Registered (numbers 38 and 17 respectively).
2.0 THE PROPOSAL - 2.1 Proposed is the installation of replacement ATM with integral signage, Registered Building is sought under another application, PA 15/00778/GB. The proposed ATM is very similar in design to the existing. The proposed ATM is slightly smaller than the existing however it will be slightly lower to allow easier access for wheelchair users. The integral signage remains the same as the existing in content and size. For this application it will require the removal of some stonework to create an adequate sized appeture for the new machine to be inserted at a lower level. Overall the height of the housing will remain the same, with a new scar plate installed to ensure that the existing recess is filled in.
3.0 PLANNING POLICY AND STATUS - 3.1 As stated above, the site lies within a Conservation Area and as such Environment Policies 32 and 35 are applicable to this development, which echo the provisions of Planning Policy Statement 1/01:
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 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."
3.2 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:-
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."
4.0 PLANNING HISTORY - 4.1 The site has been the subject of numerous applications for the installation of signage, repositioning of ATMs and alterations to the building, none of which is considered relevant to the consideration of the current application.
5.0 REPRESENTATIONS - 5.1 Castletown Town Commissioners indicate that they have no objection to the application (03.08.15).
6.0 ASSESSMENT - 6.1 The only real concerns that the proposal might raise are in terms of its visual impact on the Conservation Area and the impact on the Registered Building. - 6.2 In terms of visual alteration, the proposal results in minimal change to the appearance or character to the building and involves relatively little change in terms of scale relative to the building as a whole. As such, the proposed replacement ATM with integral signage is considered to have a neutral impact on the appearance and character of the area and the Registered Building. - 6.3 Overall, it is concluded that the development 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
6.4 It is also noted and welcomed that the ATM would sit lower than the existing making it more wheelchair-accessible. - 7.0 RECOMMENDATION
7.1 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: 10.08.2015 Conditions and Notes for Approval: C : Conditions for approval N : Notes attached to conditions
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.
This approval relates to Location Plan drawing number D0572-851-064, Proposed Details drawing number D0572-851-062 and Existing Details D0572-851-062 and Integral Signage Details all date stamped as received on 14 July 2015.
I confirm that this decision accords with the appropriate Government Circular delegating functions to the Head of Development Management. Decision Made : Permitted Date : 13.08.2015 Determining officer Signed :…………J CHANCE…….. Jennifer Chance Head of Development Management
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