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Michael Paris Architects 3 Bray Terrace Douglas IM2 5AR
In pursuance of powers granted under the above Act and Order the Department of Infrastructure does hereby REFUSE the following application made on behalf of:
Name: Manx Coop Ltd Proposal: Relocate existing roof air conditioning plant, creation of a screen and removal of hand railing (in association with 10/00762/CON) at: Manx Co Op The Parade Castletown Isle Of Man IM9 1LG
which was considered on 27th July 2010, for the reasons set out below.
Date of Issue: 2nd August 2010
Murray House Mount Havelock Douglas
Were the structure to completely hide the equipment from view from 7, The Parade, and the owner of this property content that the visual impact of such a structure was acceptable, then the benefits of hiding the equipment from private and public view may be considered to outweigh concerns about the visual impact of the structure itself. However, it would appear that the slats will not be sufficiently close to each other to completely screen the equipment - due to concerns regarding ventilation and as such, the equipment may be seen from 7, The Parade from where the timber structure will appear to the occupants of 7, The Parade and to those looking towards the site from parts of Farrant's Way and the public car park alongside the Fire Station, as a rather foreign structure perched on top of the flat roof.
This decision was made by the Senior Planning Officer in accordance with the authority delegated to her under Article 3(13) of the Town and Country (Development Procedure) Order 2005.
The decision contained in this notice does not become final until either;
Whichever is the later. Any appeal against this decision must be in writing and must be received by this Department within 21 days of the date of this notice.
A form and guidance notes are available from either the Planning Office, Tel 685950, or to download from the Department's website www.gov.im/ dlge/planning/plan/applications/decision.xml
A copy of the Officer's report, which led to this decision, is attached for reference. This report, together with correspondence relative to the application, is available for inspection by anyone wishing to view it at the Department.
Application No. : 10/00761/GB Applicant : Manx Coop Ltd Proposal : Relocate existing roof air conditioning plant, creation of a screen and removal of hand railing (in association with 10/00762/CON) Site Address : Manx Co Op The Parade Castletown Isle Of Man IM9 1LG
Case Officer : Miss S E Corlett Photo Taken : Site Visit : Expected Decision Level : Senior Planning Officer
7 The Parade Castletown Isle Of Man IM9 1LG Objects to the proposal
Consultee : Castletown Commissioners Notes :
Consultee : Planning Enforcement Officer Notes :
Consultee : Planning Secretary Notes :
Consultee : Highways Division Notes: Do not oppose, has no traffic management, parking or road safety implications.
The site represents the curtilage of number 8, The Parade, a shop unit which fronts onto The Parade and which backs onto a small area of treed garden which belongs with 7, The Parade, to the south. There is a lane to the north which runs between the site and the George Hotel from the Parade to Farrant's Way opposite Castletown Fire Station.
The premises are currently occupied and operated as a grocery store and post office, by the Manx Co-operative Ltd.
The site lies within an area designated as Mixed Use on the Castletown Local Plan of 1991, the draft Area Plan of 2001 and the draft Southern Area Plan of 2009. The site also lies within Castletown's Conservation Area and the building on the application site is also Registered (RB 32).
The following planning applications have been submitted in respect of this site: PA 90/0153 - installation of new shopfront - permitted PA 96/1485 - installation of new shopfront and signage - permitted PA 01/0275 - erection of signs - permitted PA 03/1588 - installation of satellite dish - permitted PAs 08/2269 and 08/2270 - installation of air conditioning units and steel hand rails - refused PA 09/0207 and 09/0208 - installation of replacement signage - permitted
Now proposed is the installation of air conditioning equipment on the flat roof at the rear of the building, enclosed within a timber slatted screen. The screen will sit towards the rear end of the roof (furthest from the main building) and will be 5.3 m by 2 m in the area and will sit 1.5 m above the height of the top of the existing wall around the rear extension. The equipment which presently sits at the rear of the building will be removed and also the railings around the rear of the flat roof will be removed. The applicant describes the colour of the timber stain as a "natural finish".
The applicant clarifies that expert advice was sought regarding the installation of the equipment within the building but this was not practicable due to the need for circulation of air. They also explain that they tried to purchase a strip of land adjacent to the flat roofed annex to the main building, from the owner of 7, The Parade but this was not possible as they suggest the neighbour did not wish to lose the existing trees in this area of her garden.
Clarification of the structure has been provided by way of an e-mailed drawing, sent to the Planning Office on 14th July, 2010. This illustrates that the slats will not be overlapping, such that a view into the structure could be visible.
The owner of 7, The Parade suggests that the plans do not show the screen in detail and seek assurance that the louvres will not allow a view of the equipment from her garden and also seeks assurance that the screen will be painted or stained "an unobtrusive colour to blend with the background".
Further information has been sought, provided and circulated regarding the detailing of the structure and the objector indicates that this does not prevent the equipment from being seen from her property and as such is not acceptable. She also indicates that the colour of the timber should be painted grey to match the finish of the flat roof alongside the structure.
Highways and Traffic Division indicate that they do not oppose the application
The structure will be publicly visible from Farrant's Way and the public car park alongside albeit that the structure would be visible in its entirety. However the structure will be visible in its entirety from various parts of 7, The Parade including the garden of this property. Whilst the proposal includes the removal of the steel handrail, which will be a significant improvement, this does not have planning permission and as such cannot be used to mitigate the impact of the new structure.
Whilst it is understood that the equipment is essential to the operation of the grocery store, the visual impact of modern ventilation equipment on any building, let alone an historic building within a
Conservation Area is generally unacceptable and unwelcome. In this case, the re-siting of the equipment makes it less conspicuous than it presently is and the principle of introducing timber surround screening is one method of reducing the impact of the equipment. However, it would appear that the slats will not be sufficiently close to each other to completely screen the equipment due to concerns regarding ventilation and as such, the equipment may be seen from 7, The Parade from where the timber structure will appear as a rather foreign structure perched on top of the flat roof.
Were the structure to completely hide the equipment from view from 7, The Parade, and the owner of this property content that the visual impact of such a structure was acceptable, then the benefits of hiding the equipment from private and public view may be considered to outweigh concerns about the visual impact of the structure itself. However, it would appear that this is not the case and as such, the structure is considered to be an incongruous feature situated above ground level, detrimental to the outlook from 7, The Parade and to the appearance and character of the Conservation Area and the Registered Building to which it would be attached.
The local authority is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status.
The owner of 7, The Parade is immediately alongside the site and should be afforded party status in this case.
Recommended Decision: Refused
Date of Recommendation: 23.07.2010
The structure is considered to be an incongruous feature situated above ground level, detrimental to the outlook from 7, The Parade and to the appearance and character of the Conservation Area and the Registered Building to which it would be attached.
Were the structure to completely hide the equipment from view from 7, The Parade, and the owner of this property content that the visual impact of such a structure was acceptable, then the benefits of hiding the equipment from private and public view may be considered to outweigh concerns about the visual impact of the structure itself. However, it would appear that the slats will not be sufficiently close to each other to completely screen the equipment - due to concerns regarding ventilation and as such, the equipment may be seen from 7, The Parade from where the timber structure will appear to the occupants of 7, The Parade and to those looking towards the site from parts of Farrant's Way and the public car park alongside the Fire Station, as a rather foreign structure perched on top of the flat roof.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Senior Planning Officer. Decision Made: Refused Date: .................................. Signed: .............................. Senior Planning Officer
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