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Application No.: 08/01591/GB Applicant: Manx Electricity Authority Proposal: Erection of sub station and store extension to rear of (In association with 08/01592/CON) Site Address: - Stanley House - 7 Castle Street - Castletown - Isle Of Man - IM9 1LF ### Considerations Case Officer: Miss S E Corlett Photo Taken: - Site Visit: - Expected Decision Level: Delegation ### Written Representations ### Consultations Consultee: Highways Division Notes: Do not oppose Consultee: Castletown Commissioners Notes: Consultee: Drainage Division Notes:** No Objection subject to the following conditions:
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.
The site lies within an area designated on the Castletown Local Plan of 1991 and the draft Area Plan of 2001 as Mixed Use. The site also lies within Castletown's Conservation Area and number 7, Castle Street is Registered (RB66). There would not appear to be a map within the Registered Building file which illustrates the curtilage of the Registered Building but it is understood that the curtilage incorporates the rear yard which is the subject of this application.
22 September 2008 08/01591/GB Page 1 of 3
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). REPRESENTATIONS 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.
ASSESSMENT
The proposal will result in the upgrading of a presently poor quality building which currently contributes little to the amenities of the Conservation Area and to the Registered Building alongside. The removal of the existing substation will improve the visual amenities of the area which is publicly visible. The substation building is not physically adjacent to the Registered Building or any other occupied structure so there is unlikely to be adverse impact through vibration or noise nuisance.
The removal of the existing wall alongside the car park is not considered objectionable as the wall is in poor condition structurally and visually and has been patched and repaired over time with a decaying coping and no pillar.
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.
RECOMMENDATION I therefore recommend approval of this application. PARTY STATUS 22 September 2008
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.
Recommendation Recommended Decision: Permitted Date of Recommendation: 22.09.2008
Conditions and Notes for Approval / Reasons and Notes for Refusal C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: Notes attached to refusals
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
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.
There must be no discharge of surface water to the main foul sewer.
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 by the Planning Authority.
Prior to the commencement of works, a sample of the roofing slate must be approved by the Planning Authority. The slate is to match the existing in respect of material, colour, texture and size.
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: 22.09.2008
Signed:
M. I. McCauley
Director of Planning and Building Control
22 September 2008
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