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The site represents the curtilage of the Co-op store in Castletown, which sits on the corner of The Parade and a narrow lane which leads to the rear, to Farrant's Way. The rear of the building is characterised by downpipes, a satellite dish, overhead wiring and recently the installation of air conditioning plant on the large expanse of flat roof. The plant is visible from the rear and side as are the pipes and wires. The building itself is a substantial one with dominating gable end chimneys and stone facing on the front and sides.
The site lies within an area of Mixed Use on the extant Castletown Local Plan of 1991 and the draft Castletown Area Plan of 2001 and the building also lies within Castletown's Conservation Area and is Registered (RB32).
Planning permission has been sought and granted for a new shopfront under PA 90/1053, shop signs (PA 01/0275) and a satellite dish on the rear (PA 03/1588).
Now proposed is the installation of the air conditioning equipment together with the raising of the height of the side wall to screen the new plant. The section of walling immediately alongside the plant is rendered, compared with the remainder of the walling which is stone-built. The walling will be raised by 1.5m for the length of the rendered wall. The plant takes the form of three units 0.9m long and 1.4m high and with a condenser to the rear which is 3.2m by 1.1m and 1m high. Also proposed is the installation of galvanised handrailings across the roof to assist pedestrian access.
The owners of 19, Queen Street object to the application on the basis of its adverse visual impact which is visible from their property. They also object to the raising of the boundary wall which forms "a natural straight boundary line of all the properties from 5 to 9 The Parade and form an integral part of the conservation area".
Castletown Heritage submit a letter from one of their members who lives at 7, The Parade and who suggests that the railings are intrusive and are not necessary and could be replaced by a painted track.
Castletown Heritage object to the application on a similar basis to the objection received from the owners of 19, Queen Street and in addition add a concern regarding the impact on number 7, The Parade.
Manx Electricity Authority recommend conditions regarding the supply of electricity to the property. This is not a material planning consideration and should not be referred to in the planning decision notice.
Environment Policy 35 requires that development within a Conservation Area preserved or enhances the Area and Environment Policy 32 requires that alterations to a Registered Building which would affect detrimentally its character or appearance will not be permitted. In this case, whilst the plant which is proposed is unsightly, the proposal also includes the heightening of the side perimeter walling by 1.5m to help screen it.
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.
That proposed is the installation of air conditioning units / condenser, steel hand railing and raising of boundary wall. The installation of air conditioning units / condenser, steel hand railing has already taken place, so in that respect, this is a retrospective application. The increase in height of the boundary wall is intended to provide screening to the condensers etc., but this will only provide visual screening from the lane between this property and The George Hotel. Castletown Heritage has noted
that this wall is 'one of the earliest boundary walls in the area'. It is accepted that there are precedents in the vicinity for increases in height of boundary wall and that those boundary walls in particular do step up to the rear of the buildings to which they abut.
The rear view is open and the condensers, railings etc will be highly visible, especially since they are seen against the rear elevation of the building. The installation of such air conditioning units needs to be carefully considered in such a sensitive environment. The location of the units and the provision of the guard rails does not appear to have taken into consideration the character of the Registered Building or the Conservation Area within which it is located and is therefore not acceptable.
Recommend refusal of this application.
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.
The owners of 19, Queen Street are not directly affected by the development, although they may be able to see the development from their property and as such should not be afforded party status in this instance. Similarly, Castletown Heritage are not directly affected by the proposal, although their comments on changes to local buildings are welcome, and should not be afforded party status in this instance.
The owner of 7, The Parade, However is directly alongside the application site and is directly affected by the proposed works and should be afforded party status.
The Manx Electricity Authority raise issues regarding working practices around existing supplies, which are not material planning considerations and as such the MEA should not be afforded party status in this instance.
Recommended Decision: Refused
Date of Recommendation: 18.02.2009
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
R 1.
The installation of the condenser units, the raising of the boundary wall and the installation of the guard rails is considered to have a detrimental impact on the character of the Registered Building and the Conservation Area within which it is located and as such would be contrary to the provisions of
Environment Policies 32 and 35 of the Strategic Plan and Planning Policy Statement 1/01 - Conservation of the Historic Environment of the Isle of Man.
Environment Policies 32 and 35 of the Strategic Plan and Planning Policy Statement 1/01 - Conservation of the Historic Environment of the Isle of Man.
18 February 2009
18 February 2009
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