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Application No.: 21/00236/CON Applicant: Mr Thomas & Mrs Karen Kirby Proposal: Registered Building consent for external works to include re- roofing, re-rendering, installation of replacement windows, replacement fascias and rainwater goods (in association with 21/00234/GB) Registered Building Nos. 41 & 42 Site Address: Ellan Vannin, Packet House & Solomans Corner The Quay Castletown Isle Of Man IM9 1LD Planning Officer: Mr Paul Visigah Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 18.05.2021 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions
Reason: To comply with paragraph 2(2)(a) of schedule 3 of the Town and Country Planning Act 1999 and to avoid the accumulation of unimplemented registered building consents.
Reason: In the interests of the character and appearance of the site and surrounding area and the satisfactory preservation of this registered building.
Reason: In the interests of the character and appearance of the site and surrounding area and the satisfactory preservation of this registered building.
which, when installed, shall not project forward of the general roof surface (and shall have a surround of a dark, matt finish). The roof light(s) shall be installed in accordance with the approved details and thereafter maintained.
Reason: In the interests of the character and appearance of the site and surrounding area and the satisfactory preservation of this registered building.
The application is considered to conform to Environment Policies 32, 34 and 35 of the Isle of Man Strategic Plan 2016, Policies RB/3 and RB/5 of the Planning Policy Statement 1/01 (Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man) and Planning Circular 1/98; as the proposed works would enhance character and appearance of the Registered Building and in turn the Conservation Area.
Plans/Drawings/Information; This decision relates to Drawing Numbers 1, 2 3 and 4, received 8 March 2021. _______________________________________________________________
Additional Persons
It is recommended that the owners/occupiers of the following properties should not be given Interested Person Status as they are not considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 6(4): Castle View, 1 Parliament Square, Castletown
as they have not explained how the development would impact the lawful use of land owned or occupied by them and in relation to the relevant issues identified in paragraph 2C of the Policy, as is required by paragraph 2D of the Policy. _____________________________________________________________________________
1.0 THE SITE - 1.1 The site is the curtilage of Ellan Vannin, a three storey house which is physically attached to Packet House which has a similar colour scheme - white painted rendered external walling and distinctive blue cills and detailing above the ground floor front door and ground floor windows, matching the paintwork on the brackets supporting the second floor projecting bay on the application property. To the south east is Solomon's Corner, a two storey property which has a garage door on the ground floor and angled bay above also bearing the same distinctive blue painted detailing but on this building it is around the top of the shaped parapet on the elevation facing the harbour. - 1.2 The three buildings are different from each other in height and window line and also the pitch of the roofs and window shape and type. Ellan Vannin has two dormer windows in the elevation facing the harbour and this building changes direction to turn towards Castle Rushen and this element of the building has two floors and a modern uPVC-framed conservatory at second floor level which is visible across the harbour and from the Quay itself. - 1.3 Ellan Vannin, together with Packet House and Solomon's Corner (The Quay) are all Registered (RBs 41, 42 and 43 respectively).
2.0 THE PROPOSAL - 2.1 The proposal is for external works to include re-roofing, re-rendering, installation of replacement windows, replacement fascias and rainwater goods of the application buildings.
2.2 The proposed works would include:
2.3 There would be no internal works carried out within this scheme.
3.0 PLANNING POLICY - 3.1 The site lies within an area designated on the Area Plan for the South 2013 (Map 5) as Mixed Use. The site is also within Castletown's Conservation Area and the building is registered. The Isle of Man Indicative Flood Maps shows the site to be within the boundary of a High Tidal Flood Risk Zone. - 3.2 As such the following Strategic Plan policies are considered relevant: - 3.3 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." - 3.4 Environment Policy 35 states "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." - 3.5 7.28 Traditional Building Materials 7.28.1 Traditional building materials can be classified as stone for walls, slates for roofs and softwood for window frames. Local materials help to form the character of settlements in the Island. For example, sandstone was a common building material in the development of much of the older parts of Peel and limestone was historically used in Castletown. Whilst the original sources of some materials are no longer operating, reclaimed material from old buildings is often available. Such re-use will be particularly encouraged where sites are to be redeveloped and there is evidence of material on site which can be recycled and reused. It will, however, not be appropriate to demolish historic buildings merely to reclaim usable materials. Another important aspect when attempting to retain the historic building stock is the use of the most appropriate mortar; common across the Island's built environment has been the use of limebased mortar and washes.
Environment Policy 34: In the maintenance, alteration or extension of pre-1920 buildings, the use of traditional materials will be preferred.
3.6 General Policy 2: 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:
3.7 Environment Policy 13: Development which would result in an unacceptable risk from flooding, either on or off-site, will not be permitted. - 3.8 Planning Policy Statement 1/01 contains more detailed advice about the alteration of Registered Buildings and development within a Conservation Area:
"Under the Town and Country Planning Act, 1999 (The Act) (Section 14. (1)), the Department of Local Government and the Environment (the Department) has a duty to maintain a register of buildings of special architectural or historic interest, called "the Protected Buildings Register". The Act goes on to state:
Section 14. (2)) In considering whether to enter a building in the register the Department may take into account not only the building itself but also:-
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).
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.
3.9 CONSERVATION AREAS The Town and Country Planning Act, 1999 provides that:
3.10 Planning Circular 1/98: The Alteration and Replacement of Windows Category (A) Registered Buildings: "If the original windows are in place they should preferably be repaired. If repair is impracticable, replacement windows MUST BE THE SAME as the originals in all respects, including the method of opening, materials and detailed design. This policy will be strictly applied other than where the particular circumstances are so exceptional as to justify a relaxation.
4.1 This application runs contemporaneously with PA 21/00234/GB for external works to include re-roofing, re-rendering, installation of replacement windows, replacement fascias and rainwater goods. - 4.2 The site has been the subject of a number of applications which are considered to be relevant to the current application such as:
Note: This was initially recommended for refusal by the Planning Officer on the on the basis that the proposal will neither preserve nor enhance the character or appearance of the property which is acknowledged as of sufficient special architectural or historic interest to warrant being Registered. It was also considered that the proposal will be contrary to both Environment Policies 32 and 35 and Planning Policy Statement 1/01.
4.3 The following planning applications within the vicinity of the application site are also considered relevant to the current application:
4.3.4 PA 06/00881/CON Replace existing roof light with a larger roof light (in association with
4.3.5 PA 06/00880/GB - Replace existing roof light with a larger roof light (in association with
4.3.6 PA 06/01408/CON - Registered Building Consent for the installation of replacement roof lights on front elevation (In association with 06/01407 GB), No 7, Harbour House, The Quay, Castletown. Status - Refused at Appeal 10th July 2007
4.7 PA 06/01407/GB - Installation of replacement roof lights on front elevation (In
Inspectors Report Summary: The reporting inspector made reference to the "special setting" of the harbour side buildings within the Conservation Area (paragraph 16) and the fact that there are relatively few rooflights on the other buildings in this particular streetscene as viewed from Bridge Street and the swing bridge as is the existing bay window on the application property. The inspector felt that because of their increased size and changed shape compared with the existing, they would not preserve or enhance the appearance and character of the harbour side, would be much more conspicuous and would make it difficult to resist other applications for the introduction of rooflights elsewhere on the quayside. Concerning the Registered Building he considered that the clean and simple lines of the buildings are key characteristics of the area and it is important that as much of the original historic and architectural qualifies are retained as the building is Registered.
5.0 REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.
5.1 The Department of Infrastructure (DOI) Highways Division have indicated that they 'Do not oppose' in a letter dated 1 April 2021.
5.2 DEFA's Principal Registered Building Officer has indicated support for the application, subject to the imposition of conditions related to sample materials, rooflight, as well as render and colour, in an email dated 17 May 2021. - 5.3 The Castletown Town Commissioners have not made any written representation regarding the application although they were consulted on 24 March 2021. - 5.4 The Owners/Occupants of Castle View, 1 Parliament Square, Castletown object to the application on the following grounds in a letter dated 28 April 2021:
6.1 The issue with this application is whether the proposals preserve the registered building, having special regard to the features of special architectural or historical interest that it possesses. In so considering, it is important to remember that the photographs within the Registered Building document highlight the elevations which overlook the Castletown Outer Harbour (which are the north-east elevation and south-east elevation) as key features worthy of preservation, given that most of the photographs feature these elevations, although the stone faced rear (south-west) elevation is also considered as a key feature given that the building is registered with every element protected.
6.2 Based on the foregoing, it is considered that the windows, roof, chimney stacks and pots, the projecting third floor bay windows, pitch roofed dormers, and other details on the external elevations (evident in the photographs) for which the proposed scheme seeks to repair or replace are important elements which should be preserved or enhanced. - 6.3 Replacement of windows
6.5 Rendering works/repointing of stone face on rear elevation
7.0 CONCLUSION 7.1 It is considered that the proposals do not have a detrimental impact upon the character of the Registered Building and the Conservation Area within which it is located and in doing so, it is considered that the application conforms to the basis of Environment Policies 32, 34 and 35 of the Isle of Man Strategic Plan 2016, Policies RB/3 and RB/5 of the Planning Policy Statement 1/01 (Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man) and Planning Circular 1/98. It is therefore considered that the impact upon the character and appearance of the Registered Building and the Conservation Area within which it sits would be acceptable. The application, is, therefore, supported. - 8.0 INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Registered Buildings) Regulations 2013 (As Amended), the following are automatically interested persons:
8.2 The Decision maker must determine whether there are other persons to those listed above who should be given Interested Person Status.
I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.
Decision Made : Permitted Date: 18.05.2021 Determining officer
Signed : S CORLETT Sarah Corlett Principal Planner
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