6 July 2022 · Committee
Lighthouse, Track From Cranstal Road To Lighthouse, Cranstal, Bride, Isle Of Man, IM7 4bs
This application sought permission to alter part of an existing outbuilding within the compound of Point of Ayre Lighthouse, Bride, and change its use to a refreshments kiosk. The lighthouse is a registered protected building (RB 147). The outbuilding in question sits in the north-east corner of the compound and has flat-roofed, white-painted brickwork construction. A prefabricated cabin elsewhere in the compound was already being used informally to sell refreshments. The main planning questions were whether the alterations and change of use would preserve the registered building, its setting, and any features of special architectural or historic interest, and whether the proposed use would cause harm to the ecologically important surrounding area. The application was permitted by the Committee on 6 July 2022, with four conditions attached.
The application was approved on 6 July 2022. The key planning considerations were whether the alterations would preserve the character and historic interest of the registered lighthouse compound, and whether the proposed use would harm the ecologically sensitive surroundings. Permission was granted, subject to four conditions.
General criteria applied in considering registered building applications
protect and preserve the character of the Registered Building
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:- • 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).
USE
protect and preserve the character of the Registered Building
POLICY RB/4 USE In considering a proposal for change of use of a registered building, the principal aim should be to identify the optimum viable use that is compatible with the fabric, interior and setting of the building, all of which affect its special character as a building of merit. An applicant will have to illustrate that the effect of any proposed changes upon the architectural and historic interest of the building will be minimised.
ALTERATIONS AND EXTENSIONS
protect and preserve the character of the Registered Building
POLICY 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.
Condition 1
- 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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
Condition 2
- 2. Prior to the occupation/operation of the kiosk, the replacement windows detailed on drawing PA 001 Rev 2 are to be installed, and shall be retained thereafter. Reason: To ensure that the special character of the registered building is preserved.
Condition 3
- 3. Prior to the occupation/operation of the kiosk, bins shown on the proposed floor plan on drawing PA 001 Rev 2 are to be provided within the lighthouse compound and retained thereafter. Reason: To avoid any adverse impact on the area of high ecological importance.
Condition 4
- 4. Within one month of the kiosk commencing operation, the cabin currently being used to serve refreshments is to be removed from the site. Reason: To protect the setting of the registered building and the area of special scientific interest.
