Officer Report

Application No.: 17/01069/GB Applicant: Mr Nicholas & Mrs Alana Arculus Proposal: Alterations including rendering to front and gable elevations, repair works to gutter and chimney stack and installation of two replacement roof lights (in association with 17/01070/CON) ### Site Address: 7 The Parade Castletown Isle of Man IM9 1LG Case Officer : Mr S Moore Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 15.11.2017 _________________________________________________________________

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.

Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

Plans/Drawings/Information: This approval relates to the following drawings, all date stamped 10 October 2017:

• Drawing Number 1710/01 Location Plan
• Drawing Number 1710/02 Existing Site Plan
• Drawing Number 1710/03 Existing Elevations
• Drawing Number 1710/04 Proposed Elevations Architect's Design Statement. _______________________________________________________________

Interested Person Status – Additional Persons

none _____________________________________________________________________________

Officer’s Report

- 1.0 THE APPLICATION SITE

1.2 The site represents the curtilage of an existing two storey dwelling situated on the south western side of The Parade in the heart of Castletown, located between The Coop and 6A, The Parade - now part of Balcony House - a residential property, built in the local limestone with a blue black natural slate roof. - 2. THE PROPOSAL

2.1 This application seeks planning approval for alterations including rendering to front and gable elevations, repair works to gutter and chimney stack and installation of two replacement roof lights (in association with 17/01069/GB) Registered Building Nos. 37

2.2 The proposals are to the exterior of the building. - 2.3 These are:

• a) The removal of the cement pointing and its replacement with a hydraulic lime render
• b) The removal of the cement pointing to the rear of the building and the re-pointing of the existing stonework
• c) The removal of the cement pointing to the chimneystack and its replacement with a hydraulic lime render - the chimney pots are to be checked and fitted with suitably sized 'mushroom' ventilation caps and the flaunching around the pots re-done
• d) The re-setting of the sandstone verge details following the insertion of lead flashings
• e) The re-lining of the sandstone gutters
• f) The replacement of the existing modern rooflights with new Velux Conservation Rooflights

- 3.0 PLANNING HISTORY

3.1 The application site has previously been the subject of a number of Planning and Registered Building consent applications, but the following is considered particularly pertinent in the consideration of this application:

• 09/01920/GB - Installation of replacement windows to rear elevation (In association with
• 09/01921/CON) - Application Approved

09/01921/CON - Registered Building consent for the installation of replacement windows to rear elevation (In association with 09/01920/GB) - Application Approved

- 4.0 DEVELOPMENT PLAN POLICIES

4.1 The site lies within an area annotated as 'Mixed Use' on the Area Plan for the South Map 5 Castletown. The site also lies within Castletown Conservation Area designated in 1990 and the building is Registered (RB 38). As the building is both Registered and located within a Conservation Area, it is appropriate to consider Strategic Policy 4 and Environment Policies 32, 34 and 35 of the Isle of Man Strategic Plan (20th June 2007) and Policies 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 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 to unacceptable environmental pollution or disturbance. 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 extension 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."

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 affect 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."

- 5.0 REPRESENTATIONS

5.1 Highway Services indicate that they have no highway interest in the application (24.10.17).

5.2 Castletown Commissioners have no objection (10.11.17). - 6.0 ASSESSMENT

6.1 This application seeks planning approval for alterations including rendering to front and gable elevations, repair works to gutter and chimney stack and installation of two replacement roof lights (in association with 17/01069/GB).

6.2 The key issue in the consideration of this application is whether the proposals 'would affect detrimentally its character as a building of special architectural or historic interest . . . .' - 6.3 The works involve:

• a) The removal of the cement pointing and its replacement with a hydraulic lime render to the front and side elevation will have a major but positive impact upon the character of the Registered Building and the wider Conservation Area. This aspect of the application is in the major part a direct response to the water ingress issues the property is experiencing. Historically, dwellings and certainly those of status such as those located around The Parade, would have been rendered. In pre-application discussions, the applicant's agent was able to locate a useful photograph at the Manx Museum which illustrated the building with quite a detailed render. This application seeks to reintroduce that render scheme which, in tandem with the opportunity to protect the valuable interior of the building from water ingress, reintroduces historic detailing. In so doing, it is considered appropriate and this aspect of the application is recommended for approval.
• b) The removal of the cement pointing to the rear of the building and the re-pointing of the existing stonework. In similar vein to item a) above, these proposals are a direct response to the ingress of water and the damage this is causing to the interiors of the building. Given that the cement pointing is to be replaced in lime mortar, this is entirely appropriate.
• c) The removal of the cement pointing to the chimneystack and its replacement with a hydraulic lime render which will entail the chimney pots are to be checked and fitted with suitably sized 'mushroom' ventilation caps and the flaunching around the pots re-done. These proposals are similarly important in the protection of the interior of the building form the ingress of water. The finished detailing should not detract from the character of the building and is therefore considered acceptable.
• d) The re-setting of the sandstone verge details following the insertion of lead flashings and e) the re-lining of the sandstone gutters are acceptable for the reasons set out above.
• e) The replacement of the existing modern rooflights with new Velux Conservation Rooflights are considered to be acceptable are there are already rooflights in place and those proposed are the more acceptable Conservation style.

6.5 It is considered that the proposals do not have a detrimental impact upon the character of the Registered Building and the Conservation Area within which it is located and in doing so, it is considered that the application conforms to the basis of Strategic Policy 4 and Environment Policies 32, 34 and 35 of the Isle of Man Strategic Plan (20th June 2007) and Policies 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). It is therefore considered that the impact upon the character and appearance of the Registered Building and the Conservation Area within which it sits would be acceptable. - 7.0 RECOMMENDATION:

7.1 For the above reasons the application is considered to be acceptable and is recommended for approval. - 8.0 PARTY STATUS:

8.1 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 (Article 6(4), the following persons are automatically interested persons:

• (a) The applicant, or if there is one, the applicant’s agent;
• (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested;
• (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material
• (d) Highway Services Division of Department of Infrastructure and
• (e) The local authority in whose district the land the subject of the application is situated. _____________________________________________________________________

I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date: 15.11.2017 Determining officer

Signed : S CORLETT Sarah Corlett Senior Planning Officer

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