Officer Report

Application No.: 15/00999/CON Applicant: Harbour View Court Ltd Proposal: Registered Building Consent for the installation of replacement double restaurant doors (RB no 104 in association with 15/00998/GB) Site Address: Harbour View Court Castle Street Peel Isle of Man Case Officer : Mr Edmond Riley Photo Taken: 17.09.2015 Site Visit: 17.09.2015 Expected Decision Level: Officer Delegation

Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The application site includes a number of buildings arranged in a horseshoe-shape on the East Quay in Peel. The building as a whole is in a number of different uses, one of which is as a takeaway restaurant. The entirety of the site is Registered Building No.104. There is no information about why the building was Registered, although the building's name - The Foundary [sic] - and its location on the Quayside in Peel suggest it has some historical connections with the industrialised past of this part of the town.

2.0 THE PROPOSAL - 2.1 Registered Building Consent is sought for the removal of the existing timber doors, which have a bowed head and in a rosewood colour. As originally submitted, the application proposed a door of uPVC finish but the applicant was advised that only timber would be acceptable in this building and in view of the fact that the doors in question are prominent from the streetscene. Amended drawings to this end, as well as the rain deflector intended for installation below the doors, were duly submitted and circulated to the interested parties for their comments. - 2.2 A separate application seeking planning approval for exactly the same works (PA 15/00998/GB) remains under consideration.

3.0 PLANNING HISTORY - 3.1 Although the site has been the subject of several previous applications seeking both planning approval and Registered Building Consent, it is not considered that any of these are of material relevance to the determination of the current proposal.

4.0 THE DEVELOPMENT PLAN - 4.1 The site is within an area zoned for Mixed Use on the Peel Local Plan 1999. In view of this and the nature of the proposal, Environment Policies 32 and 34 of the Strategic Plan are considered the most relevant in its assessment. Also worthy of note is Policy RB/5 in the Conservation of the Historic Environment Guidance note, which, among other things, requires alterations to Registered Buildings be justified.

5.0 REPRESENTATIONS - 5.1 Peel Town Commissioners offered no objection to the application on 24th September 2015 and 23rd October 2015.

6.0 ASSESSMENT - 6.1 The applicant has indicated that tenants within the building have complained about water ingress through the existing doors. Their replacement therefore seems to be justified. Of key concern is the visual impact of the replacement doors. Clearly uPVC material would be inappropriate and could easily be discerned from public viewpoints. - 6.2 The proposed timber is, however, considered acceptable. That they would essentially replicate the existing doors is considered similarly acceptable. Although there is no information about the importance of these doors, and whether or not they are original to the building, the fact of their replication in style, size, manufacture and material are such as to conclude that there would be no detrimental impact on the character of the building. - 6.3 The above notwithstanding, the drawings are not clear on the material proposed for the door handles. This should be cast iron or other material similarly appropriate to the age of the building; a condition to this end would be necessary.

7.0 RECOMMENDATION - 7.1 In view of the above, it is considered that the proposal complies with the relevant Development Plan policies and Guidance Note provisions, and is therefore recommended for approval.

8.0 INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:

• o The applicant, or if there is one, the applicant's agent;
• o 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
• o Highway Services of the Department of Infrastructure, and
• o The local authority in whose district the land the subject of the application is situated.

Recommendation Recommended Decision: Permitted Date of Recommendation: 02.11.2015 Conditions and Notes for Approval: 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.
• C 2. The door handles shall be constructed of cast iron unless otherwise agreed in advance with the Department. Reason: In the interest of the protection of this Registered Building.

The development hereby granted Registered Building Consent relates to the location plan and door detail, date-stamped as having been received 1st September 2015 and 12th October 2015 respectively.

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 : 04.11.2015 Determining officer

Signed : J CHANCE Jennifer Chance Head of Development Management

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