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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 PA 10/0761 and 0762 - installation of air conditioning equipment - refused
Now proposed is the same scheme that was submitted in respect of PA 10/0761 but with the slats on the north eastern elevation next to each other to a height of 900 mm to completely screen view of the apparatus inside the structure from the rear rooms of 7, The Parade.
The applicant has discussed the proposal with the occupant of 7, The Parade who is now content that the screening will obscure the plant from her view provided that the structure is painted a grey/beige colour to blend in with the roof colouring. The structure will be screened from general public view by existing trees but could be visible from some parts. However, it would appear that it is not possible to contain the equipment within the building or in any other, less intrusive position or form. The structure could be removed if in the future it is no longer required with no permanent detriment to the Registered Building. As such, the proposal is considered to be acceptable.
As the property is located within the Castletown Conservation Area and is a Registered Building (RB 32) the content of this application has been considered with particular regard to Policy CA/2 SPECIAL PLANNING CONSIDERATIONS of Conservation Areas and POLICY RB/5 ALTERATIONS AND EXTENSIONS as set out within Planning Policy Statement 1/01- Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man.
Following the refusal of the previous applications to regularise works that had already taken place to the building, substantial discussions have taken place with the applicants and their agent.
The rear aspect of the application site is open and the condensers, railings etc will be highly visible, especially since they are seen against the rear elevation of the building. The removal of the hand railing to the flat roofed rear section is considered to be an enhancement to the rear of the property as it removes some of the visual 'clutter' from the rear aspect. There are various restraint cable systems available to provide safety lines for maintenance work to the roof, so balustrading per se, is not necessary.
It is understood that such condensers are necessary for the efficient running of the shop and their location and form needs to be carefully considered in such a sensitive environment. In this particular instance, the condensers are recessed into the roof which aids in minimising their impact. The design of the proposed housing is considered to be acceptable as it may be removed at a later date, returning the property to its previous form.
In conclusion these works are not considered to be detrimental to the character of the Registered Building and the Conservation Area within which it sits.
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 occupant of 7, The Parade is immediately alongside the site and as such should be afforded party status in this instance.
The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.
Recommended Decision: Permitted
Date of Recommendation: 11.11.2010
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This permission relates to the erection of air handling unit and screening all as shown in drawings BRD/05 received on 23rd September, 2010, Loc/01, BRGA/01, BREL/02, BREL/03 all received on 12th August, 2010.
For clarification the entire face of the screen which faces towards 7, The Parade is to be fully clad. C 3. The exterior screening must be painted a grey colour to match the finish on the existing flat roof. C 4. The existing unauthorised handrail on the flat roof must be removed on completion of the proposed works.
I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer.
Decision Made : Permitted Date : Signed :
Senior Planning Officer
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