30 May 2023 · Delegated
28, Atholl Street, Peel, Isle Of Man, IM5 1hq
This application sought Registered Building consent to demolish certain elements — specifically chimney stacks — at the former IOM Bank, 28 Atholl Street, Peel, as part of works linked to a related planning application. The building dates from the mid-20th century and, while it has some traditional English vernacular features, it is not typical of Manx vernacular architecture. Its curved façade and overall scale are considered to sit respectfully alongside neighbouring historic buildings. The central planning question was whether losing the chimney stacks would harm the appearance of the building, the street scene, or the wider Conservation Area. Officers assessed that the chimney stacks contributed minimally to the building's overall design and character, taking into account their position, detail, and size. The application was approved on a delegated basis on 30 May 2023, with one condition attached to the consent.
Registered Building consent was approved for the demolition elements at the former IOM Bank. The key planning question was whether removing the chimney stacks would harm the building's appearance or the character of the Conservation Area. Officers concluded that the chimney stacks made only a minimal contribution to the building's design and character given their position, detail, and size, making the proposal acceptable.
RB/3 General Criteria Applied in Considering Registered Building Applications
Planning Policy Statements: 1/01 Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man
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).
ALTERATIONS AND EXTENSIONS
Planning Policy Statements: 1/01 Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man
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.
SPECIAL PLANNING CONSIDERATIONS
Planning Policy Statements: 1/01 Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man
POLICY CA/2 SPECIAL PLANNING CONSIDERATIONS When considering proposals for the possible development of any land or buildings which fall within the conservation area, the impact of such proposals upon the special character of the area, will be a material consideration when assessing the application. Where a development is proposed for land which, although not within the boundaries of the conservation area, would affect its context or setting, or views into or out of the area; such issues should be given special consideration where the character or appearance of a conservation area may be affected.
Condition 1
The works hereby granted registered building consent shall be begun before the expiration of four years from the date of this consent.
