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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 17/01332/GB Applicant : Heron and Brearley Ltd Proposal : Alterations, installation of replacement windows, creation of entrance ramp and alteration to and extension of rear Beer Garden (in association with 17/01333/CON) Site Address : The George Hotel The Parade Castletown Isle of Man IM9 1LG
Case Officer : Miss Lucy Kinrade Photo Taken : 21.02.2018 Site Visit : 21.02.2018 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 06.04.2018 __
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.
C 2. The proposed parking area as detailed in drawing number 13 date stamped and received 19/03/2018 shall not be used for any purpose other than the parking of vehicles associated with the development and shall remain free of obstruction for such use at all times.
Reason: To ensure that sufficient provision is made for off-street parking and turning of vehicles in the interests of highway safety.
C 3. Notwithstanding drawing numbers 13 (date stamped 19/03/2018) and 09 (22/12/2017), no approval is granted for the installation or erection of any fencing within the site.
Reason: For the avoidance of doubt and to protect the visual amenity and character of the Registered Building and the designated Conservation Area.
N 1. The applicant is reminded that a Section 109a agreement is required for the proposed ramped access. It is advised that they consult with Highway Services on this matter.
Plans/Drawings/Information:
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This approval relates to the following drawing numbers and supporting information all date stamped and received 22/12/2017: · 06 - Existing plans; · 09 - Proposed Plans; · 10 - Photographic Survey Legend; · 11 - Window Schedule; · 4 x A3 pages of photograph survey, · 1 x A4 page of existing and proposed views of internal doors, and · 2 x A4 supporting statement.
This approval also relates the following drawing numbers all date stamped and received 19/03/2018: · 03 Rev A - detailing the red line for the site only; · 13 - Existing and Proposed Car Park Layout, and · 12 - Ramp Details.
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Interested Person Status - Additional Persons
NONE __
Officer’s Report
1.0 THE SITE 1.1 The site is the curtilage of the George Hotel (Registered Building RB38) in Castletown which sits between The Parade and Farrant's Way and alongside a public lane which links the two.
1.2 The site accommodates the public house which fronts on to The Parade. The rear of the property has a small walled yard with an area of external seating (beer garden) beyond which is a walled area of off road parking.
1.3 As existing the property is installed with timber framed sliding sash windows.
1.4 The site is within the Castletown Conservation Area.
2.0 THE PROPOSAL 2.1 This current planning application proposes a number of alterations to the George Hotel. The proposed internal works do not require planning approval but as the building is Registered, those proposed internal works will be considered as part of the contemporaneous application PA 17/01333/CON which seeks Registered Building Consent for all of the proposed works.
2.2 INTERNAL (for information these works are listed although planning approval is not required for them)
Front Lounge o Modification of bar; o Installation of new doors in existing archway; o Removed raised platform; o Removed fireplace surround to accommodate log burner; o Relocate metal fireplace; o Remove shelves, seating, cupboards, wall boards, remove corner plate rack and remodel; o Infill redundant doorway;
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o Repair ceiling, and o Retain original entrance tiling but replace all other floor finishes.
Rear Function Room o Remove fireplace and bench seating and repair/extend planning, and o Ceiling alterations - coving and features.
Ground Floor Corridor and WCs o Remove corridor panelling; o Amend accessible WC door to open outward; o Reform lobby to accommodate dumb waiter; o Infill double doors to side entrance and infill reception hatch, and o All WCs to have new sanitary fitting, tiles and Altro flooring.
Refurbishment of bedrooms o Replace entrance doors and en-suite doors with traditional style panel doors; o Replace sanitary ware; o Install coving, new radiators/heated towel rails, and o Upgrade electrics and upgrade wall and floor finishes.
2.3 EXTERNAL o Repair of a number of the existing timber framed sliding sash windows; o Replacement of a number of existing sliding sash windows with new timber framed hardwood sliding sash windows to match the existing like for like; o Creation of a new 1:12 ramped access to front elevation; o Extension of the existing beer garden and the installation of a new low level wall between the beer garden and the car park to match the existing wall. o Repaving of beer garden with Autumn Gold Indian Stone; o Removal of the existing rear covered entrance and replacement with a new timber pergola and a pavilion styled covered timber seating area; o Enclosure of beer garden with 1.8m high timber fencing along existing boundary wall and along new wall separating beer garden from car park; o Creation of a new pedestrian entrance in boundary wall joining with the side public lane, and o Removal of existing rear ground floor access door and window and replacement with glazed double door access to match the existing traditional doors on the existing building.
3.0 PLANNING HISTORY 3.1 The following applications are considered to be specifically material in the assessment of the current application: o PA - 17/00571/GB and associated application PA 17/00572/CON for alterations, creation of two hotel bedrooms, relocation of existing kitchen, doorway / access alterations and installation of sun tubes and new windows within resized existing openings which was granted full approval in 2017. o PA 12/01156/GB and associated application PA 12/01157/CON for installation of telecommunication antennas and equipment - Approved o PA 08/00663/CON for Registered Building consent to fit two external cigarette bins - Approved o PA 06/01875/GB and PA 06/01876/CON for alterations, creation of external doors and a rear patio seating area to include retractable canopy - Approved o PA 04/02096/GB and PA 04/02097/CON for the installation of microcell panel antenna in front elevation - Approved o PA 04/01406/GB for installation of one microcell panel antenna to front elevation - Refused o PA 00/01674/GB for alterations to existing public house - Approved
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o PA 99/01833/GA for the approval in principle for conversion and extension to offices/public house - Refused o PA 91/01939/B for alterations to premises - Approved o PA 90/01232/B for alteration to rear car park entrance - Approved
4.0 DEVELOPMENT PLAN POLICIES 4.1 The site lies within an area annotated as 'Mixed Use' on the Area Plan for the South 2013 Map 5 Castletown. The site also lies within Castletown Conservation Area designated in 1990 and the building is Registered (RB 38). As the building is both Registered and located within a Conservation Area, it is appropriate to consider Strategic Policy 4, Paragraph 7.26.1 and Environment Policies 32, 34 and 35 of the Isle of Man Strategic Plan 2016. Also relevant are Planning Circular 1/98 and Policies RB/5 and CA/2 Special Planning Considerations from Planning Policy Statement 1/01 (Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man) are also considered to be relevant to determining this application.
4.2 Strategic Policy 4 Proposals for development must: (a) Protect or enhance the fabric and setting of Ancient Monuments, Registered Buildings, Conservation Areas, buildings and structures within National Heritage Areas and sites of archaeological interest; (b) Protect or enhance the landscape quality and nature conservation value of urban as well as rural areas but especially in respect to development adjacent to Areas of Special Scientific Interest and other designations; and (c) Not cause or lead to unacceptable environmental pollution or disturbance.
4.3 Paragraph 7.26.1 - Demolition, Extension or Alteration of a Registered Building "Many Registered Buildings on the Island can sustain a degree of sensitive alteration or extension in order to accommodate continuing or new uses. Nevertheless, Registered Buildings do vary greatly in the extent to which they can accommodate change without loss of special interest. Some may be sensitive to even slight alterations. In cases where there have been successive changes to a Registered Building, the cumulative effect of the work will be assessed in determining the overall impact on the character of the building."
4.4 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."
4.5 Environment Policy 34 states: "In the maintenance, alteration or extension of pre-1920 buildings, the use of traditional materials will be preferred."
4.6 Environment Policy 35 states: "Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development."
4.7 Planning Circular 1/98 Registered Buildings "If the original windows are still in place they should preferably be repaired. If repair is impracticable, replacement windows MUST BE THE SAME as the originals in all respects, including the method of opening, materials and detailed design. This policy will be strictly applied other than where the particular circumstances are so exceptional as to justify a relaxation."
4.8 RB/5: Alterations and Extensions
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"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 affect upon the building's special interest as a result of several minor works which may individually seem of little consequence."
4.9 Policy CA/2 - Special Planning Considerations "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 had not provided comments on the application at the time of writing the report 26/02/2018.
5.2 DOI Highway Services have commented on the application, initially requesting a deferral. They state that the proposed sloped pedestrian access would provide an acceptable facility for disabled users subject to appropriate construction in accordance with Highway Services specifications. Highway Services recommended that a suitable condition be attached requiring the submission of a detailed drawing to show the proposed levels in the interest of highway safety (19/01/2018).
5.3 Highway Services have also commented on the proposed pedestrian entrance from the extended beer garden into the side access lane. They indicate that there is no footway along this route, however it is blocked off at The Parade end and not subject to through traffic so any vehicle movements should be infrequent and of low speeds which is considered to be acceptable in highway safety terms. However as a result of the proposed extension to the beer garden at the rear, the site parking provision would be reduced by approximately 4 car parking spaces. Highways have requested a deferral to allow for a site visit to determine the existing site parking provision and parking demand, and whether the proposal is likely to cause any adverse impact on parking and highway safety in the vicinity (24/01/2018).
5.3 On receipt of additional drawings detailing the proposed front entrance ramp and the car parking at the rear Highway Services provided updated comments stating that the proposed pedestrian access ramp as shown on drawing no. 17010/12, will be subject to a Section 109a application with the Highway Authority and may be subject to change as directed by Highway Services. They also comment on the parking to the rear indicating that the proposal will result in the loss of 4 car parking spaces to facilitate the development. Highway Services visited the site but could not determine the usual level of site parking demand as the
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hotel was shut for refurbishment and the car park was occupied by contractor vehicles and a site cabin. Highway Services observed that The Parade fronting the site had a couple of free spaces and that the public car park to the rear of the site was half full, and that both areas providing either 1 or 2 hours parking in the disc zone. Highway Services indicated that the availability of public car parking in close proximity to the hotel was considered to be adequate to accommodate any displaced or additional parking demand that may be generated by the development and therefore unlikely to cause any adverse impact on parking and highway safety in the vicinity. Highway Services stated that they do not oppose the application subject to a planning condition for the revised car park layout as shown on the latest site plan to be permanently maintained unobstructed for parking to serve the development and the site as a whole (14/03/2018).
6.0 ASSESSMENT 6.1 The application runs contemporaneous to PA 17/01333/CON for the Registered Building Consent for the same works and including the internal works. This application seeks planning approval for a number of external alterations to The George Hotel including the replacement of existing windows, the extension of the rear beer garden and general refurbishment works throughout. The fundamental issues to consider in the determination of the planning application is whether or not the proposals are considered to respect the special character of the Registered Building and whether or not they preserve or enhance the character of the Conservation Area.
6.2 The Registered Building file for The George Hotel indicates that the building has been registered by reason of its architectural or historic interest, although no further details or specific reasons are given.
6.3 The planning history for the site indicates that The George Hotel has been subject to a number of alterations and modifications over the years. Most recently planning application PA 17/00571/GB and PA 17/00572/CON were approved for a substantial number of internal works including the creation of two hotel bedrooms at first floor, the relocation of the existing first floor kitchen to the rear of the ground floor function room and new doorway and disability access alterations. Externally the applications were approved for the installation of sun tubes and resized window openings. All of the works were assessed and considered not to have a detrimental impact upon the character of the Registered Building or the Conservation Area. The application now proposes a reduced scheme to the above which reflects the existing arrangement of the building.
INTERNAL ALTERATIONS 6.4 There is little evidence within the Registered Building file to clarify the importance of the internal spaces of the property. Similar to its predecessors this application proposes a number of internal alterations to the existing building, each of which are clearly set out in a summary of the schedule of works on DWG 09. The historic detailing of the ground floor has already been compromised by previous applications. The modifications in the case of this application are minor and considered to be respectfully sensitive to the existing building.
6.5 The proposed alterations, particularly those which help to facilitate access for the disabled such as the opening of the existing archway, removal of the hallway panelling and modification to the WC's will help towards accommodating the continued use of the building without change or loss of its special interest or historic character.
6.6 Given recent interventions and the lack of notable historic detailing remaining the proposed internal works are not considered to have a detrimental impact upon the character of the Registered Building and are therefore considered to be acceptable.
EXTERNALLY
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6.7 When visiting the site it was noted that the external appearance of the property significantly contributed to the character of the street scene and the appearance of the wider Conservation Area.
6.8 The application proposes a number of window alterations, these vary between the repair and refurbishment of the existing timber sliding sash windows or the removal and replacement with new hardwood timber sliding sash to match. These alterations will ensure the character and appearance of the building will be preserved, while working towards an increased energy efficiency of the building and contributing to its general upkeep.
6.9 The front entrance of the building will be modified to provide a ramped access. It is unlikely that the works will detriment the overall character or appearance of the building. The installation of a ramped access will allow access for all, the benefits of which would be sufficient enough to outweigh any reasons for refusal on these grounds.
6.9 The most notable works for the application are those proposed at the rear. The application seeks to remove the existing covered access, extend the beer garden, erect a timber pergola and a timber covered seating area. The application also proposes the enclosure of the beer garden with a new 1.8m high timber fence.
6.10 The extension of the existing beer garden will result in a reduction of off road parking available for the site. Highways have provided comments indicating that the proposal will result in a loss of 4 parking spaces, but that there were suitable public car parking areas within the close vicinity provided parking for 1-2 hours in a disc zone that were adequate for the development and to accommodate any displaced or additional parking demands and unlikely to cause any adverse impact on highway safety. Highway Services do not oppose the application subject to a planning condition for the revised car park layout as shown on the latest site plan to be permanently maintained unobstructed for parking to serve the development and the site as a whole.
6.11 The existing covered freestanding entrance is of little historic interest to warrant its retention. The installation of a new replacement timber pergola is unlikely to have any significant adverse impact on the wider character of the conservation area or the Registered Building. Similarly the installation of a small timber covered seating area within the beer garden is considered to be a reasonable level which is unlikely to have any significant adverse impacts on the character of the Registered Building or the wider Conservation Area. While these timber structures are not something you would readily see within a Conservation Area it is considered that their installation will help to accommodate the continuing use of the Registered Building without loss of any of its special interest. Without such accommodation of our Registered Buildings many end up unkempt and left to deteriorate.
6.12 Where the concern lies however is for the installation of large timber fencing enclosing the proposed beer garden area and the proposed new bin store. This timber fencing is indicated to be 1.8m high and to run along a significant distance of the boundary with the side access lane for approx. 11m and stretching approx. 9m along the new internal boundary wall dividing the beer garden from the car park and enclosing the bin store nearest the access with the main highway, however there is little information given as to the style of the proposed fence. The fence is detailed to sit behind the existing stone boundary wall although it is unknown what height this existing walling is and how tall the fence will sit above this.
6.13 There have been two previous planning applications for similar fencing as detailed in this application. These sites have been located adjacent to a Conservation Areas and have been considered unacceptable due to their height and timber material finish having a visual impact on the character of that adjacent Conservation Area. One of the applications was refused PA 17/01212/B (1 Creggans Avenue, Peel) and one was withdrawn PA 17/01181/B and the fence amended to meet Class 16 of the Town and Country Planning (Permitted
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Development) Order which allows for a timber fence outside of a Conservation Area up to 1m high and detailed with spacing gaps (1 Farrant’s Park, Castletown).
6.14 In the case of this application there is little information or evidence to fully understand the style and visual appearance of the proposed fence. That aside the site and its immediate surroundings are characterised by substantial stone walls which run along the boundary of the immediate properties enclosing their rear garden/yard areas. The installation of a timber boundary structure would be contrary to those stone boundary materials used in the Conservation Area and would result in an adverse impact on the character of the area and detriment the setting of the Registered Building.
CONCLUSION 7.1 Overall the proposed works both internally and externally, with exception to the timber fencing, are not expected to have a detrimental impact upon the special architectural or historic interest of the Registered Building and are not expected to adversely impact the character of the designated Conservation Area.
7.2 Aforementioned, to safeguard the preservation of our Registered Buildings across the Island there often needs to be a sensitive assessment of proposed extension and alteration which will accommodated a continued use of the building while protecting it from inappropriate development and undue harm. Finding a balance and suitable compromise to such development of Registered Buildings can help to ensure its general upkeep and protection for future years without detriment to its special features.
7.3 It is considered that the proposals do not have a detrimental impact upon the character of the Registered Building and the Conservation Area within which it is located and in doing so, it is considered that the application complies with Strategic Policy 4 and Environment Policies 32, 34 and 35 of the Isle of Man Strategic Plan and Policies RB/5 and CA/2 Special Planning Considerations from Planning Policy Statement 1/01 (Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man).
7.4 For the avoidance of doubt it is considered necessary to add a suitably worded condition that prevents the installation of the timber fencing within the site, and a further condition ensuring the parking area at the rear is maintained free from obstruction as per the recommendation of Highway Services.
INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 (Article 6(4), the following persons are automatically interested persons: (a) The applicant, or if there is one, the applicant's agent; (b) 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; (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material (d) Highway Services Division of Department of Infrastructure and (e) The local authority in whose district the land the subject of the application is situated.
8.2 The decision maker must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed in Article 6(4) who should be given Interested Person Status. __
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I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted
Date: 06.04.2018
Determining officer
Signed : S CORLETT Sarah Corlett
Senior Planning Officer
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