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The site represents the curtilage of an existing church building located on the southern side of Arbory Street in Castletown, the site fronts onto Arbory Street and backs onto Farrant's Way and accommodates the church building and associated hall and school room and various outbuildings.
The site lies within Castletown's Conservation Area and within an area designated as Mixed use on the Castletown Local Plan adopted by Tynwald in 1991.
The Plan contains general policies regarding the importance of the Conservation Area and the need to continue to invest and maintain buildings therein (paragraphs 9.3, 9.4, 9.9 and 9.16.
Planning Policy Statement 1/01 provides more detailed advice and guidance regarding development within Conservation Areas where "the quality and interest of areas, rather than that of individual buildings which should be the prime consideration in identifying conservation areas" (POLICY CA/1)
and "when considering proposals for the possible development of any land or buildings which all 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" and refers to the provisions of the Town and Country Planning Act 1999 which requires that special consideration should be paid to the desirability of preserving or enhancing the character of the area in the exercise of the Department's powers.
The application proposes the replacement of the existing roof material with Welsh slates and the removal of an existing chimney which sits on the rear gable of the existing west pitch of the hall building.
Concern has been expressed by a resident of Arbory Street (number 30) who considers that there is no justification given for the proposed re-roofing of the building which has some architectural interest in that it bears some resemblance to elements of St. Mary's Church in The Parade. It is suggested by this correspondent that the building is worthy of Registration. He also suggests that as no justification has been given for the re-roofing that this should be refused and the existing roof retained as it is and that the chimney adds to the appearance and character of the building as viewed from Farrant's Way and as such should be retained.
The proposed works would appear to contribute to the investment in the building and its maintenance. However this needs to be balanced against the desire to preserve the building as required in the Act. The chimney appears as an integral part of the building and is certainly a distinctive part of it as viewed from Farrant's Way. The applicant has suggested that they have a longer term objectives of tidying up the rear of the building and wish to remove some newer additions and would not wish this to be compromised by the retention of the chimney.
In considering this application, I have been mindful of the content of Policy CA/1 and CA/2 of Planning Policy Statement 1/01.
The applicant does not justify the removal of the chimney; indeed evidence supporting the application is scant, save a photograph of the front and the rear elevation. We have been in discussion with the applicants regarding Grant Assistance towards the repair of the chimney and the roofing. The applicant has indicated that they would only consider removal of the chimney stack.
Dealing with the roof first, the replacement of the roof is not in itself harmful to the character of the building as the intention is to replace with natural slate. Of note though are the roof lights and vent not evident in the photography of roof as appended to the application? These items do not appear to form a part of the application and are an important feature of the building. In evidence from our own site visit and photography are the remains of a diminished course slate roof, once a common detail on the Island, but now in decline. No mention is made of the method of slating other than to say 'replacement roof'. In itself, the replacement of the slate roof is non contentious, but the lack of detail surrounding what is intended with the diminishing slate courses, the roof lights and vent are a concern.
Chimney stacks are very much a part of the skyline and therefore the character of the Castletown Conservation Area. Therefore, removal of the stack must be considered detrimental to the character of both the building and the Conservation Area.
Of note, are the comments made by a resident of Arbory Street who suggests that the building is considered for registration. I can confirm that the building is currently on the list of buildings proposed for registration.
Recommend refusal on the grounds of a lack of justification and that the removal of the chimney is considered detrimental to the character of the building considered of Registerable quality, and that of the conservation area.
The resident of 30, Arbory Street lives opposite the site to the north and as such would be directly affected by the proposed works and should be afforded party status in this instance.
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: 06.11.2006
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
R 1. It is not accepted that there is sufficient justification for the removal of the chimney which would be detrimental to the character of the building which is considered to be of Registerable quality. The removal of the chimney stack and the resulting change in appearance would also be detrimental to the character and appearance of the Conservation Area in which the building sits.
I confirm that this decision accords with Government Circular Nos 44/05 (Delegation of Functions to Director of Planning and Building Control) and 47/05 (Delegation of Functions to Senior Planning Officer)
Decision Made : Refused Date : 23/4/06 Signed : M. I. McCauley Director of Planning and Building Control
Decision Made : Refused Date : 23/4/06 Signed : M. I. McCauley Director of Planning and Building Control
21 November 2006
21 November 2006
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