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16/00011/GB
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 16/00011/GB Applicant : Barclays Bank PLC Proposal : Replacement of existing asbestos roof tiles on pitched roof over escape stairs with natural slate (in association with 16/00012/CON) Site Address : Barclays Bank Market Square Castletown Isle of Man IM9 1LQ
Case Officer : Mr Chris Balmer Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Officer’s Report
1.0 THE APPLICATION SITES 1.1 The application site is the curtilage of the Barclays Bank Building, which is Registered Building no.38 and is located on The Parade in Castletown. It also lies within Castletown's Conservation Area.
2.0 THE PROPOSAL 2.1 The application seeks approval for the replacement of existing asbestos roof tiles on pitched roof over escape stairs with natural slate (in association with 16/00012/CON).
3.0 PLANNING HISTORY 3.1 Various planning applications have been considered in respect of these premises; however, none are considered relevant in the determination of this application.
4.0 THE DEVELOPMENT PLAN 4.1 The site lies within an area of Mixed Use on the Southern Area Plan. The site also lies within the Castletown Conservation Area and the building is Registered (RB 30).
4.2 Due to the land use designation the following planning policies are relevant:
4.3 Environment Policy 32 states: "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."
4.4 Environment Policy 35 states "Within Conservation Areas, the Department will permit only development which would preserve or enhance the character of appearance of the area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development."
4.5 Policy RB/3 - 'General Criteria applied in considering Registered Building Applications' states: "The issues that are generally relevant to the consideration of all registered building applications are:
o "The importance of the building, its intrinsic architectural and historic interest and rarity, relative to the Island as a whole and within the local context; o "The particular physical features of the building (which may include its design, plan, materials or location) which justify its inclusion in the register; descriptions annexed to the entry in
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16/00011/GB
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the register may draw attention to features of particular interest or value, but they are not exhaustive and other features of importance, (e.g. Interiors, murals, hidden fireplaces) may come to light after the building's entry in the register; o "The building's setting and its contribution to the local scene, which may be very important, e.g. Where it forms an element in a group, park, garden or other townscape or landscape, or where it shares particular architectural forms or details with other buildings nearby (including other registered buildings)."
4.6 Policy RB/5 - 'Alterations and Extensions' states: "In considering whether to grant planning approval for development which affects a registered building or its setting and in considering whether to grant registered building consent for any works, the Department shall have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses.
"Registered Building consent is required for the building's alteration in any way which would affect its special architectural or historic character. There will be a general presumption against alteration or extension of registered buildings, except where a convincing case can be made, against the criteria set out in this section, for such proposals.
"Applicants for registered building consent for alteration or extension to a registered building must be able to justify their proposals. They will be required to show why the works which would affect the character of the registered building are desirable or necessary and they should provide full information to enable the Department to assess the likely impact of their proposals on the special architectural or historic interest of the building and on its setting. Where registered buildings are the subject of successive applications for alteration or extension, consideration will also be given to the cumulative effect upon the building's special interest as a result of several minor works which may individually seem of little consequence."
4.7 Policy CA/2 - 'Special Planning' states: "When considering proposals for the possible development of any land or buildings which fall within the conservation area, the impact of such proposals upon the special character of the area, will be a material consideration when assessing the application.
"Where a development is proposed for land which, although not within the boundaries of the conservation area, would affect its context or setting, or views into or out of the area; such issues should be given special consideration where the character or appearance of a conservation area may be affected."
5.0 REPRESENTATIONS 5.1 Castletown Commissioners offered no objection to the application (received on ).
6.0 ASSESSMENT 6.1 The proposal works to remove existing asbestos roof tiles and replace these with natural slate which will be an enhancement to the visual appearance of the Registered Building and the Conservation Area.
7.0 RECOMMENDATION 7.1 In view of the above, it is considered that the proposal meets the relevant Development Plan policies and, consequently, it is recommended that the application be approved.
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;
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16/00011/GB
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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 Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material , in this case, Department of Infrastructure Highway Services and o The local authority in whose district the land the subject of the application is situated.
Department of Environment, Food and Agriculture Fisheries are part of the same Department as is the planning authority and as such should not be afforded interested person status under the Order.
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 11.02.2016
Conditions and Notes for Approval: C : Conditions for approval N : Notes attached to conditions
C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
This approval relates to drawings reference numbers 0001 Issue P and 10 Issue P all received on 7th January 2016.
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 : 24.02.2016 Determining officer
Signed : J CHANCE
Jennifer Chance
Head of Development Management
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