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22/01543/CON Page 1 of 5
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 22/01543/CON Applicant : Potentilla Limited Proposal : Registered Building Consent for reinstatement of blocked up front door, repair and replacement of windows, and alterations to the internal plan form RB 39 (in association with 22/01494/GB)
Site Address : Former Isle Of Man Bank 3 Market Square The Parade Castletown Isle Of Man IM9 1LG
Registered Buildings Officer: Mr Ross Brazier Photo Taken : Site Visit : Expected Decision Level : Planning Committee
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 27.03.2023 __
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. Details of Works to Registered Building Prior to the commencement of each phase of work, No works shall take place on those elements listed below until details of the following items, to include plans, elevations and sections at a scale of (1:10) or (1:20) or other information as agreed following consultation with Design and Conservation Officer have been submitted to and approved in writing by, the Department:
a) Window repair schedule b) Details of New windows c) Proposed New Door d) Proposed Signage
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The works shall not be carried out unless in accordance with the approved details.
Reason: To ensure the satisfactory preservation of this registered building.
C 3. Sample materials No development shall commence until a schedule of materials, finishes and samples of the materials to be used in the following have been submitted to and approved in writing by the Department: a) Railings b) Replacement Windows
The works shall not be carried out unless in accordance with the approved details.
Reason: To ensure the satisfactory preservation of this registered building
C 4. Registered Building Making Good Any damage to the registered building during the course of the works hereby approved shall be made good upon completion of said works. All making good works shall be submitted to and approved in writing by the Department and thereafter implemented within time period to be agreed with the Department.
Reason: to ensure the satisfactory preservation of this registered building
This application has been recommended for approval for the following reason. The proposals are considered to preserve the character of the building and the area and also to be in accordance with the Strategic Plan policies, Policies RB/3 AND RB/5 of Planning Policy Statement 1. The application is therefore recommended for approval.
Plans/Drawings/Information; This decision relates to the following: Existing Plans and Elevations Proposed Floor Plans Existing and Proposed Elevations Location Plan Site Plan Photos Customer Survey And all other information submitted 9th December 2022 __
Interested Person Status - Additional Persons
None __
Officer’s Report
THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE AS THE LOCAL AUTHORITY HAVE RAISED AN OBJECTION AND THE APPLICATION IS RECOMMENDED FOR APPROVAL
THE SITE 1.1 The site is the Registered Building, The former Isle of Man Bank 3 Market Square, Castletown. The property is located within the Castletown Conservation Area.
1.2 The site is in an area defined within the Area Plan for the South 2013 as Mixed Use. The area is not at risk of flooding.
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THE PROPOSAL 2.1 The Application seeks registered building consent for reinstatement of blocked up front door, repair and replacement of windows, and alterations to the internal plan form RB 39 (in association with 22/01494/GB)
PLANNING POLICY and LEGISLATIVE CONTEXT 3.1 TOWN AND COUNTRY PLANNING ACT 1999 S16 Registered buildings: supplementary provisions (3) In considering - (a) whether to grant planning approval for development which affects a registered building or its setting, or (b) whether to grant registered building consent for any works, the relevant 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.
S18 Designation of conservation areas (4) Where any area is for the time being a conservation area, special attention shall be paid to the desirability of preserving or enhancing its character or appearance in the exercise, with respect to any buildings or other land in the area, of any powers under this Act
3.3 National policy: THE ISLE OF MAN STRATEGIC PLAN 2016
General Policy 2: Strategic Policy 4:
Environment Policy 32: Environment Policy 33: Environment Policy 34 Environment Policy 35:
3.4 Planning Policy Statements: 1/01 Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man
POLICY RB/3 POLICY RB/5
PLANNING HISTORY 4.1 The building has been the subject of a number of applications for alterations including the following:
93/00291/B - Proposal: Internal and external alterations, Isle of Man Bank, 3 Market Square, Castletown. Permitted.
01/01618/GB - Proposal: Creation of ramped access to rear of building and installation of external lights. Isle Of Man Bank Market Square Castletown. Permitted
06/01779/CON - Proposal: Registered Building consent for the installation of guard rails to flat roof and replacement escape staircase (in association with 06/01752 GB). Permitted.
08/00685/CON - Proposal: Registered Building consent to install an internal bi - folding automatic door (In association with 08/00686/GB). Permitted.
15/00778/CON - Proposal: Registered Building Consent for installation of replacement ATM (RB no 39 in association with 15/00777/GB). Permitted.
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15/00035/CON - Proposal: Registered Building consent for the installation of a cash transfer unit to rear elevation and installation of gates to rear yard entrance (in association with 15/00034/GB). Permitted.
15/00179/CON - Proposal: Registered Building consent for the installation of external lighting (In association with 15/00178/GB). Permitted.
REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.
5.1 Castletown Commissioners stated that they are content with the proposed changes to the exterior of the building, however they OBJECT to the change of use class in class from 1.2 to class 2.1, specifically on the ground floor of this building. Whilst of a Financial or Professional nature, class 1.2 provides services to the visiting members of the public, which by its very nature encourages footfall into the Town Centre. The Board are not content with the change in designation to class 2.1 and believe the use of the building solely as an office other than a purpose falling within class 1.2 would be a retrograde step. The Isle of Man Strategic Plan Policies are concerned with the protection and enhancement of the existing retail areas across the Island and state that retail development will only be permitted in established town and village centres. We do not believe that the redesignation of the ground floor of this prominent building from the Use Classes set out in Schedule 1, that cover Shops and Some Services within the Town and Country (Use Classes) Order 2019 would be a positive direction of movement for the continued regeneration of our historic Market Square (17.01.23).
5.2 DOI's Highways Division stated after reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking. The Applicant is advised that Highway Licences may be necessary for any equipment and materials to be placed within the highway for the duration of the proposed works (03.02.23).
ASSESSMENT 6.1 The issues in this case are whether the proposed alterations to the building and the changes in uses will preserve the registered building or its setting or any features of special architectural or historic interest which it possesses; preserve or enhance the Conservation Area's character or appearance.
Registered Building and Conservation Area 6.2 The building is of clear architectural and historic interest located opposite Castle Rushen and located on Parliament Square it sits surrounded by other registered buildings including the George Hotel. It is the grouping of these registered buildings which gives this part of the conservation area its character, a group of Georgian and earlier buildings set round a square with lanes off of the sides all set within the backdrop of Castle Rushen.
6.3 Whilst the building has retained much of its external character, the building has however undergone numerous alterations and evolutions internally with limited fabric of special interest remaining. The building is in need of repair and a new use since the departure of the bank. The proposals will preserve those features where they have remained intact, such features includes windows and window panelling. The proposed change of use to provide office use throughout the building, the proposals will most use existing room layouts with some reconfigurations at ground first and third floor levels.
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6.4 It is considered that the change of use and associated works will preserve the existing features of special interest within the building and will generally improve its appearance externally. The application indicates signage is proposed but insufficient detail has been provided and this will be the subject of condition and separate advertisement consent application.
6.5 The Commissioners have raised objection to the proposed use of the building however have no objection to the proposed physical alterations.
6.6 The proposals will result in very minimal change to the external appearance of the building, where elements are being replaced or renewed such as windows traditional materials are proposed and it is considered these works will result in an overall improvement to the appearance of the building that will preserve the character and appearance of the conservation area and the setting of the adjacent registered buildings.
CONCLUSION 7.1 The proposals are considered to preserve the character of the building and the area and also to be in accordance with the Strategic Plan policies, Policies RB/3 AND RB/5 of Planning Policy Statement 1. The application is therefore recommended for approval.
INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Registered Buildings) Regulations 2013 (As Amended), the following are automatically interested persons:
o The applicant, or if there is one, the applicant's agent; o Manx National Heritage, and o The local authority in whose district the land the subject of the application is situated.
8.2 In addition to those above, the Regulation 9(3) requires the Department to decide which persons (if any) who have made representations with respect to the application, should be treated as having sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application. __
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to that body by the appropriate DEFA Delegation and that in making this decision the Committee has agreed the recommendation in relation to who should be afforded Interested Person Status.
Decision Made : Permitted
Committee Meeting Date: 27.03.2023
Signed : R BRAZIER Presenting Officer
Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph to the officer report).
Signatory to delete as appropriate YES/NO See below
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