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Application No.: 09/00407/CON Applicant: Professor Juan \& Mrs Watterson Proposal: Registered Building consent for the installation of an external meter box (in association with 09/00406/GB) Registered Building Nos. 042 Site Address: Solomons Corner The Quay Castletown Isle Of Man IM9 1LD ### Considerations Case Officer : Mr S Moore Expected Decision Level: Senior Planning Officer ### Written Representations ### Consultations Consultee : Castletown Commissioners Notes :
The site represents the curtilage of an existing property situated on the corner of The Quay and Quay Lane. The property is two storeys with a garage fronting onto The Quay and a pedestrian door and ground and first floor windows fronting onto Quay Lane. A plaque inscribed into the Quay frontage over the first floor bay window states "AD 1912 Isle of Man Steam Packet Co Ltd".
There is already a service box on the side elevation. This is dark green and extends up to the cill of the ground floor window closest to the corner.
The site lies within an area designated on the Castletown Local and draft Area Plans as Mixed Use. The building is also Registered (RB42) and within Castletown's Conservation Area.
Planning permission has been sought and granted for the following developments: PA 89/0919 - removal of existing and replacement with new window PA 92/0607 - installation of 60 cm satellite dish PA 96/0676 - alterations to roof PA 04/0459 - installation of satellite dish.
Proposed now is the installation of an external meter box on the Quay Lane elevation to the left of the ground floor window closest to The Quay. The information provided with the application states that "The client's current Electricity supply is via the Steam Packet Apartments which is not within the
client's ownership. The Client and the Manx Electricity Authority would prefer a dedicated external meter box adjacent to the existing Manx Electricity Authority Joint Box".
There are no views on the file.
As the property is Registered and within Castletown's Conservation Area, the Department has a requirement to ensure that development preserves or enhances the character and appearance of the property and the Area as set out in Planning Policy Statement 1/01 and Environment Policies 32 and 35. RB/5 of PPS 1/01 states "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....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".
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". Environment Policy 35 states: "Within Conservation Areas, the Department will permit only development which would preserve or enhance the character of appearance of the area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development".
In this case there is no information to support the application which proposes an alteration which does not enhance nor preserve the character or appearance of the property or the Area in which it is situated and little attempt has been made to help the box blend in with its surroundings. The box will appear as a modern and unattractive addition to a building which is recognised as having special architectural or historic value and within an area which is identified as being of special value and where the box will be clearly visible by pedestrians passing along the Quay and up Quay Lane to Parliament Square.
As such the application is considered to be unacceptable. The Planning Officer has been consulted by the Conservation Officer and is in agreement with this recommendation.
The Department of Transport and the local authority are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered "interested persons" and as such should be afforded party status.
Recommended Decision: Refused Date of Recommendation: 03.07.2009 Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
R 1. The building is Registered and within a Conservation Area and is as such identified as having special architectural or historic interest and lying within a wider area recognised as such. In such cases the Department must seek to preserve or enhance such properties (RB/5 of Planning Policy Statement 1/01 and Environment Policies 32 and 35 of the Strategic Plan). In this case the application proposes to install a meter box on a principal elevation, easily visible by those passing along The Quay and up Quay Lane. The meter box would appear as a modern and alien feature on the building and would be detrimental to its appearance and would fail to preserve or enhance the appearance and character of the property as required by the Department's policies. Approval of the meter box would also establish a precedent for further such fixtures within the Conservation Area to the detriment of its character. The Planning Authority is not satisfied that alteratives to the proposal have been considered and discounted.
I confirm that this decision accords with Government Circular No 10/09, Delegation of Functions (Development Procedure), GC No 11/09 (Advertisements) and GC No 12/09 (Registered Buildings) all to the Senior Planning Officer
Decision Made : Refused Date : 9 July 09 Signed : 1111111111 Senior Planning Officer
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