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Case Officer: Mr Chris Balmer Photo Taken: 12.11.2013 Site Visit: 12.11.2013 Expected Decision Level: Officer Delegation
1.1 The application site is the curtilage of the Nautical Museum, Bridge Street, Castletown which is a single storey traditional building situated on the southern side of Bridge Street. The building is terraced property which was likely to have previously been two separate dwellings. The property does not have the original windows in place. The front windows are uPVC framed top opening casements with internal Georgian glazing bars. The rear windows are uPVC framed top opening casement windows.
1.2 The application building is visible from Bridge Street and The Quay which is across the other side of the harbour. The properties along The Quay are an important part of the Castletown Conservation Area and are all fairly traditional, having retained many of the traditional features such as the sliding sash windows. In relation to views of this specific site, from the Quayside, it is characterised by a significantly stone/render wall which forms a courtyard area and screens the majority of the main building from view.
2.1 The application seeks approval for dismantle existing timber steps and stairs and removal of 20th Century masonry blocking from historic door opening along with archaeological removal of existing boatyard backfill.
2.2 The reasoning for the works is related to the enabling works which will facilitate the removal of the "Peggy vessel" from the Nautical Museum for repair and future maintenance. The works proposed are the only option to remove the Peggy form the basement boathouse.
2.3 The Peggy current is exposed to serious damage from heavy rainfall and tidal surge events, where the boat can and has been partially immersed by the sea water.
3.1 There are no previous planning applications which are considered to be specifically material in the assessment of the current application.
| Application No.: | 13/91286/B |
| Applicant: | Manx National Heritage |
| Proposal: | Dismantle existing timber steps and stairs and removal of 20th Century masonry blocking from historic door opening along with archaeological removal of existing boatyard backfill |
| Site Address: | Nautical Museum |
| Bridge Street | |
| Castletown | |
| Isle Of Man |
4.0 DEVELOPMENT PLAN POLICIES 4.1 The application site is within an area zoned as "Predominantly Residential" identified on the Area Plan for the South 2013. It is also within the Castletown Conservation Area. Given the nature of the application it is appropriate to consider Environment Policy 35 of the Isle of Man Strategic Plan (20th June 2007). 4.2 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."
5.1 Castletown Commissioners have no objections
6.1 The main issue to consider in the assessment of the application is the impact upon the character and appearance of the Conservation Area. All works would be within the courtyard area or within the enclosed Museum complex. From public views from Bridge Street and the Quay, none of the works will be apparent. 6.2 The works include the removal of 20th century timber staircases and walkways; the opening up of a original opening (blocked up with 20th century block work) to facilitate access between yard and boat yard; removal of a modern retaining wall; and carrying out a careful archaeological excavation and analysis of the late 19th century imported fill to reveal historic spill/track way levels and record historical features prior to consolidation and introduction of temporary system to remove the Peggy. 6.3 The applicant and the proposed works and archaeological excavation would be undertaken by Manx National Heritage. 6.4 The works proposed would ensure the long term needs of the Peggy which has significant historical interest. It is highly likely without such works being undertaken the long term future of the Peggy would appear bleak. The works involved would have no impact upon the Conservation Area, nor would the work significant impact upon the historical nature of the building or the Peggy. The works could in fact bring a greater understanding of the site by the proposed archaeological excavation which is hoped will revel historical slip/track way levels, beneficial to the important historical nature of the site and the Isle of Man. 6.5 The Conservation Officer has considered the scheme and has no objections.
7.1 It is considered the proposals would comply with the relevant policies of the Isle Of Man Strategic Plan therefore it is recommended that the application be approved subject to conditions.
7.1 The local authority is, by virtue of the Town and Country Planning (Development Procedure) Order 2013, paragraph 6 (4) (e), considered an "interested person" and as such should be afforded party status.
Recommended Decision: Permitted
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This approval relates to the dismantle existing timber steps and stairs and removal of 20th Century masonry blocking from historic door opening along with archaeological removal of existing boatyard backfill as proposed in the submitted documents which are date-stamped 1st November 2013.
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 : Determining officer (delete as appropriate) Signed : Anthony Holmes Senior Planning Officer Signed : Michael Gallagher Director of Planning and Building Control
Signed : Sarah Corlett Senior Planning Officer Signed : Jennifer Chance Development Control Manager
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