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The site represents a piece of land at the rear of 7, Castle Street, backing onto the car park. At present the site has an old stone wall in poor repair alongside the car park with a slated, monopitch roofed outbuilding behind which accommodates a series of stores. Parking spaces are available alongside the building. Also defined in blue is the site of an existing substation which is situated at the eastern end of the car park.
There have been a number of applications submitted in respect of this site, none of which are relevant in the consideration of this application.
Proposed is the re-development of the stores to provide a substation to replace the existing one referred to above with the removal of the existing substation. The new building will be wider than the existing by up to 1.5m and built up to the existing wall which bounds the car park. The existing car park wall is to be re-built and raised slightly (by up to 1m). New infrastructure will be introduced up to 1.5m below the surface of the yard. New timber doors are to be introduced facing into the yard within a stone fronted structure. The remainder of the buildings will be rendered and painted to match the remainder of the building.
The existing entrance from/to the car park will be retained but at a narrower width (3m).
Department of Transport Highways and Traffic Division indicate that they have no objection to the application.
Department of Transport Drainage Division recommend a condition regarding the disposal of surface water and regarding existing surface water sewers "within the area". The latter is a matter for the Building Regulations and for communication between the applicant and the Department of Transport Drainage Division and not for inclusion within the planning decision notice.
The Isle of Man Victorian Society noted their concern over the termination of the top of the new wall facing the public car park. They note that the 'present wall appears from the photograph to be finished with a pointed hog's back and this is how the wall should be finished'.
As the property is located within the Castletown Conservation Area and is a Registered Building (RB 66) the content of this application has been considered with particular regard to 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 demolition of an existing set of single storey Stores and the construction of a single storey Substation in Castletown Limestone with a natural slate roof, to the rear of Stanley House, a Registered Building and currently the MEA Showrooms in Castletown.
The existing store buildings on the site are of little merit and their demolition is not therefore, a concern. That proposed utilises familiar, local building materials such as Castletown Limestone and natural slate roof finish which ensures that harmonises with its immediate surroundings. The positioning of the roof cowl behind the re-built section of boundary walling and the louvred ventilation grille suggests that these items will not be seen. These proposals therefore do not have a detrimental impact on the Registered Building or the Castletown Conservation Area and are therefore acceptable.
I therefore recommend approval 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.
Recommended Decision: Permitted
Date of Recommendation: 05.01.2009
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This permission relates to the creation of an electricity substation and re-building of the boundary wall all as shown in drawings SC1092/P/10-00, -01, -02 and -03 all received on 14th August, 2008.
C 3. Prior to the commencement of the development, a sample panel of boundary wall and new sub station stonework must be prepared (to indicate pointing, stone type and coursing) on site, for inspection by the Conservation Officer and approval in writing by the Planning Authority. Development shall not proceed subsequently except in accordance with the sample panel so approved.
C 4. Prior to the commencement of works, a sample of the roofing slate must be submitted to approved in writing by the Planning Authority. The slate is to match the existing in respect of material, colour, texture and size. No slate may be used in the building except that which has been so approved.
C 4. The boundary wall is to be capped off with pointed Castletown Limestone shaped up in a 'hog's back' profile as per the existing boundary walls.
I confirm that this decision accords with Government Circular No 44/05 (Delegation of Functions to Director of Planning and Building Control)
Decision Made : Permitted Date : Signed : M. I. McCauley Director of Planning and-Building Control
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