Planning Officer Report

Case Officer: Mr Trevor Wilson Photo Taken: Site Visit: Expected Decision Level: Officer Delegation

Officer's Report

The Application Site

1. The application site is the curtilage of 9 Castle Street, Castletown, named Compton House, a Registered Building (RB65) sited within the Castletown Conservation Area designated in 1990. The property in question is a late Georgian town house later converted to office use constructed from un-dressed limestone with a cement render finish to the front elevations. The property comprises three floors, the front and side elevations facing onto the main road are characterised by six-over-six timber sliding sash windows, whilst the front door, which faces onto a small open square immediately adjacent to the former house of Keys, surmounts three natural stone steps with plain neo-classical columns supporting a period authentic Georgian fan-light. The rear elevation consists of un-rendered local lime stone with timber sliding sashes whilst the low pitched roof is clad in natural Welsh slate. The property occupies the prominent corner site opposite Castle Rushen.

1. Castle Street is part of the inner ring road system around Castle Rushen and leads onto both the quay-side and Castletown Square, The Parade. Surrounding properties consist of a mixture of civic and other commercial premises.

The Proposal

1. This application seeks approval for 'general maintenance works to the external envelope of the building, in conjunction with the replacement of existing timber framed sliding sash windows to the rear of the building'. From the attached information accompanying the application, the works are to include the refurbishment of two sliding sashes to the front elevation, the replacement of the existing cast iron gutters to the front and side elevations with aluminium replacements, (complete with lion head motifs). Repairs to the fascias, refurbishment to the chimney stacks and repairs to the existing ridge tiles.

Planning History

1. The following applications are considered relevant:

10/01345/GB Internal alterations and change of use of basement from former restaurant to archive storage (In association with 10/01346 CON) Permitted.

Application No.:	13/00905/GB
Applicant:	Cain House Ltd
Proposal:	Refurbishment works and installation of a replacement window (In association with 13/00906/CON)
Site Address:	Compton House 9 Castle Street Castletown Isle Of Man IM9 1LF

91/04132/C Change of use from retail shop to estate agents. Permitted. 90/00032/B Internal alterations to create additional shop unit to existing Sweet and Fancy confectionary shop. Permitted.

06/00933/CON Registered Building Consent for the installation of two replacement sliding sash windows to the e rear of the property.

Planning Policy

1. As Compton House is a Registered Building located within the Castletown Conservation Area designated in 1990, the relevant planning policies from the Isle of Man Strategic Plan 2007 are Strategic Policy 4, General Policy 2, Environment Policies 32, 34 and 35 and Policies RB/3, RB/5 and CA/2 Special Planning Considerations from Planning Policy Statement 1/01 (Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man) is also considered to be relevant to determining this application.

Strategic Policy 4 states: "Proposals for development must:

• (a) Protect or enhance the fabric and setting of Ancient Monuments, Registered Buildings, Conservation Areas, buildings and structures within National Heritage Areas, and sites of archaeological interest;
• (b) protect or enhance the landscape quality and nature conservation value of urban as well as rural areas but especially in respect to development adjacent to Areas of Special Scientific Interest and other designations; and
• (c) not cause or lead unacceptable environmental pollution or disturbance."

Planning Policy 98 "Category a) REGISTERED BUILDINGS If the original windows are in place they should preferably be repaired. If repair is impracticable, replacement windows MUST BE THE SAME as the originals in all respects, including the method of opening, materials and detailed design. This policy will be strictly applied other than where the particular circumstances are so exceptional as to justify a relaxation.

Reasons for Policy: Registered Buildings are those buildings which are judged to be of special architectural or historic interest and which are already entered into the Protected Buildings register. Because of their special status, these buildings merit particular care and any work carried out by way of repair or alteration requires Registered Building Consent.

General Policy 2 states: "Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:

• (a) is in accordance with the design brief in the Area Plan where there is such a brief;
• (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;
• (c) does not affect adversely the character of the surrounding landscape or townscape;
• (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
• (e) does not affect adversely public views of the sea;
• (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
• (g) does not affect adversely the amenity of local residents or the character of the locality;

• (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
• (i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
• (j) can be provided with all necessary services;
• (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (1) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
• (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
• (n) is designed having due regard to best practice in reducing energy consumption."

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 34 states: "In the maintenance, alteration or extensions of pre-1920 buildings, the use of traditional materials will be preferred."

Environment Policy 35 states; "Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development." "Planning Policy Statement 1/01 RB/3: General Criteria Applied in Considering Registered Building Applications The issues that are generally relevant to the consideration of all registered building applications are:

• The importance of the building, its intrinsic architectural and historic interest and rarity, relative to the Island as a whole and within the local context;
• The particular physical features of the building (which may include its design, plan, materials or location) which justify its inclusion in the register; descriptions annexed to the entry in the register may draw attention to features of particular interest or value, but they are not exhaustive and other features of importance, (e.g. Interiors, murals, hidden fireplaces) may come to light after the building's entry in the register;
• The building's setting and its contribution to the local scene, which may be very important, e.g. Where it forms an element in a group, park, garden or other townscape or landscape, or where it shares particular architectural forms or details with other buildings nearby (including other registered buildings)."

"RB/5: Alterations and Extensions In considering whether to grant planning approval for development which affects a registered building or its setting and in considering whether to grant registered building consent for any works, the Department shall have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses.

Registered Building consent is required for the building's alteration in any way which would affect its special architectural or historic character. 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.

Applicants for registered building consent for alteration or extension to a registered building must be able to justify their 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. Where registered buildings are the subject of successive applications for alteration or extension, consideration will also be given to the cumulative effect upon the building's special interest as a result of several minor works which may individually seem of little consequence."

Policy CA/2 - Special Planning Considerations states; "When considering proposals for the possible development of any land or buildings which fall 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.

Where a development is proposed for land which, although not within the boundaries of the conservation area, would affect its context or setting, or views into or out of the area; such issues should be given special consideration where the character or appearance of a conservation area may be affected."

Representations

1. Castletown Commissioners have stated that the above application was discussed with no objections raised.

Assessment

1. The application seeks to refurbish two existing sliding sash windows to the front elevation which will involve the rubbing down of the paint work, re-painting and re-cording the sashes.
2. The proposal to replace the sliding sash window to the rear of the property stated that this will match the original window exactly, including the glazing bar profiles and the type of glass currently employed. Inspection by the Conservation Officer can confirm that no original period glass remains, the window having been previously refurbished some years before. The replacement glass will therefore be matching 4 mm 'Float'
3. The proposal seeks to replace the guttering and re-siting of a down pipe to the rear of the property along with the replacement rainwater hopper-head and cast iron guttering. In accordance with Historic Building philosophy and policy, it is preferred that historic details and architectural features are retained wherever possible, preserved or enhanced and that all separate elements are to match the original designs and profiles of the original rainwater goods, design and preferably the material. The adoption of non-original, inferior replacements would not be in accord with existing policy and as such could only lead to the dilution of this building's historic detailing. The use of cast aluminium rainwater goods of a sufficient quality to that of the existing cast iron rainwater goods would be acceptable provided that the guttering profiles are suitably replicated as are the lion-head motifs currently.
4. Remedial works to the chimney stacks due to cracking of the existing 'flaunching' is to be addressed by means of capping the stack in cement/concrete which will be 'toned' to match the surrounding stonework and the stack rendered in lime. Elsewhere the stonework will be repointed in lime as required.

1. Proposed repairs to front and side elevation render which exhibits cracking/general deterioration must be on a like for like basis employing the same materials as currently employed, whether it be a lime or cement based render. Additionally, the 'stucco' effect detailing of the existing render is to be suitably replicated.
2. With regards to the stated refurbishment works to the fascias, the proposal does not state the state the extent of any existing rot however, they have provided written assurances as to replicating the existing fascia's on a like-for-like basis and will request the presence of the Conservation Officer if the extent of the rot proves worse that is currently the case. The applicant has stated that any additional works uncovered during the proposed works are to be brought to the attention of the Conservation Officer for assessment and approval.
3. Repairs to the existing stone ridge tiles are to be on a like for like basis with written assurances from the agent claiming that replacement ridge tiles have been sourced.
4. In conclusion, the works are considered to be necessary to the longevity of the Registered Building and the Conservation Area within which it is located. On the basis of the information provided by the agent, the proposed works, as outlined in their application complies with the relevant planning policies from the Isle of Man Strategic Plan 2007 are Strategic Policy 4, Windows Policy 98, General Policy 2, Environment Policies 32, 34 and 35 and Policies RB/3, RB/5 and CA/2 Special Planning Considerations from Planning Policy Statement 1/01 (Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man).

In accordance with those policies outlined above, the proposed works are considered to both preserve and enhance both Compton House and its environs.

Recommendation

1. Approval

Party Status

1. The local authority, Castletown Commissioners, is by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5)(d), considered "interested persons" and as such should be afforded party status.

This approval relates to the following information all date stamped 23rd July, 2013: 1:500 Location Plan 1:10 Replacement Window Details drawing No 2 Photos 1-17 as provided by the agent. Further additional supporting material dated 2nd October 2013: Written specifications and accompanying drawing provided by David Roberts Joinery with respect to existing and proposed window details.

Further additional supporting material dated 2nd December 2013: Guttercrest estimate and supporting catalogue specifications. Revised methodology statement and supporting material dated 5th February 2014 submitted by Cornerstone Architects.

All the aforementioned material collated and submitted by Cornerstone Architects in accordance with their role as agents for Compton House refurbishment works.

Recommendation

Recommended Decision: Permitted

Date of 17.02.2014

Recommendation:

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval <br> N : Notes attached to conditions <br> R : Reasons for refusal <br> 0 : Notes attached to refusals

C 1. This development hereby permitted shall commence before the expiration of four years from the date of the notice.

C 2. This approval relates to the following information all date stamped 23rd July, 2013: 1:500 Location Plan 1:10 Replacement Window Details drawing No 2 Photos 1-17 as provided by the agent. Further additional supporting material dated 2nd October 2013: Written specifications and accompanying drawing provided by David Roberts Joinery with respect to existing and proposed window details.

Further additional supporting material dated 2nd December 2013: Guttercrest estimate and supporting catalogue specifications. This approval relates to the following information all date stamped. Further additional supporting material dated 5th February 2014: Methodology statement. C 3. Prior to the installation of the replacement cast aluminium guttering, a sample of the guttering and the proposed replacement lion-head motif must be submitted and approved by the Planning Authority and the guttering must be installed in accordance with these details.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.

Decision Made : Permitted Date : 9/2/14

Determining officer (delete as appropriate)

Signed : Signed : Chris Balmer Sarah Corlett Senior Planning Officer Senior Planning Officer

Signed : Signed : Michael Gallagher Jennifer Chance Director of Planning and Building Control Development Control Manager

20 February 2014 13/00905/GB Page 7 of 7