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Application No.: 20/00016/CON Applicant: Marlinspike Properties Limited Proposal: Registered Building consent for the demolition of existing annexe structure to south east elevation, secure window and door apertures and repointing of walls (in association with PA 20/00015/GB) Registered Building Nos. 28 Site Address: Derby House Castle Street Castletown Isle Of Man IM9 1LA Principal Planner: Miss S E Corlett Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 10.02.2020 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions C 1. The works hereby granted registered building consent shall be begun before the expiration of four years from the date of this consent.
Reason: To comply with paragraph 2(2)(a) of schedule 3 of the Town and Country Planning Act 1999 and to avoid the accumulation of unimplemented registered building consents.
This application has been recommended for approval for the following reason. The application is considered to accord with General Policy 2, Strategic Policy 4, Environment Policies 30, 32 and 35 and PPS 1/01 policies RB/5, RB/6, CA/2 and CA/6.
Plans/Drawings/Information; This decision relates to drawings 1, 2, 3 and 4 all received on 8th January, 2020. _______________________________________________________________
Additional Persons None _____________________________________________________________________________ Officer’s Report THE SITE
1.1 The site is the curtilage of an existing building - Derby House - which sits opposite Castle Rushen, on the south eastern side of Castle Street and attached to the former Police Station. Both buildings are Registered (RBs 28 and 27 respectively) as are most in the vicinity other than Harbour Mews immediately to the rear. This concentration of Registered Buildings is perhaps explained by the lack at the time of Registration, of provisions for Conservation Area designation. This does not, however, denigrate the historical importance of these buildings. - 1.2 The existing building is mostly stone faced with the upper part of the gable. The front elevation has distinctive banding around the windows and a round headed door aperture with round headed fanlight above the timber door. There is a second, square headed door opening on the south western corner of the building and the grand façade continues around the corner into Parliament Square where that elevation also has the distinctive banding around the sliding sash, Georgian pane windows. - 1.3 The building has two substantial stone chimneys on the principal ridge and a second, rendered chimney which sits on the rear elevation looking towards Harbour Mews and 1, Parliament Square. This elevation is less attractive and has additions which have been added after the building was constructed which are not in stone and do not reflect the interest of the other elevations. - 1.4 The applicant currently owns Harbour Mews and Ellan Vannin which abut or are close to the application site, in addition to a number of other properties nearby on Parliament Square, The Quay and Parliament Lane. THE PROPOSAL
2.1 Proposed are works to the rear elevation, taking the form of the removal of the existing annexes and the making good of the walling behind, re-pointing the existing stonework. - 2.2 The annexes are three different structures - a small lean-to rendered unit which is attached to a two storey rendered annex which then steps down to a slightly lower lean to annex which steps down and in from the central part and which is finished in the top part in timber cladding. The windows are a mix of sliding sash, casement and fixed light. - 2.3 The applicant states that none of these elements is original. The revealed apertures will be have secure doors on the ground floor and temporarily sealed up and painted on the first floor. PLANNING POLICY
3.1 The site lies within an area designated on the Area Plan for the South adopted in 2013 as Mixed Use. As no change is proposed to the use, the following parts of the Strategic Plan are relevant:
General Policy 2: "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:
3.2 The site lies within the town's Conservation Area and the building is Registered, as stated above, so the following policies are relevant: Strategic Policy 4: Proposals for development must:
Environment Policy 30: There will be a general presumption against demolition of a Registered Building. In considering proposals for demolition or proposed works which would result in substantial demolition of a Registered Building, consideration will be given to:
Environment Policy 32: 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: 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.
3.2 The provisions of Planning Policy Statement 1/01 - Conservation of the Historic Environment of the Isle of Man are also relevant (RB/5, RB/6, CA/2 and CA/6) and which echo the requirements of the Strategic Plan in preserving fabric of interest and importance and enhancing where appropriate. PLANNING HISTORY - 4.1 The building has been the subject of a number of applications for alterations, none of which is relevant to the consideration of the current application. Harbour Mews to the rear has been the subject of recent applications for conversion to a restaurant (19/00690/B and 19/01223/B). REPRESENTATIONS - 5.1 ASSESSMENT - 6.1 The issue in this case is whether the works would have an adverse impact on the special character or appearance of the Registered Building. The removal of the annexes will enhance the setting of Harbour Mews and allow more space for access thereto.
6.2 The annexes to be removed are not original and are quite distinct from the rest of the building by virtue of their material and form. Their removal would therefore be beneficial to the special character of the building and the area more generally. The securing and the sealing of windows and doors would have a neutral impact on the character of the building. CONCLUSION - 7.1 The application is considered to accord with General Policy 2, Strategic Policy 4, Environment Policies 30, 32 and 35 and PPS 1/01 policies RB/5, RB/6, CA/2 and CA/6. INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Registered Buildings) Regulations 2013 (As Amended), the following are automatically interested persons:
8.2 The Decision maker must determine whether there are other persons to those listed above who should be given Interested Person Status.
I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted Date : 20.02.2020 Determining officer
Signed : S BUTLER Stephen Butler Head of Development Management
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