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19/00082/B Page 1 of 6
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 19/00082/B Applicant : Mr Nicholas & Mrs Alana Arculus Proposal : Alterations to rear wall to create vehicular access (in association with 19/00083/CON) Site Address : Castle House 7 The Parade Castletown Isle Of Man IM9 1LG
Principal Planner: Miss S E Corlett Photo Taken : 11.02.2019 Site Visit : 11.02.2019 Expected Decision Level : Planning Committee
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 04.03.2019 __
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 development must be undertaken in accordance with the method statement submitted with the application prepared by Grenaby Limeworks Ltd dated 28.01.19 unless otherwise approved by the Department.
Reason: to ensure that no fabric of historical interest is adversely affected during the implementation of the works.
C 3. Prior to the commencement of any works to remove any walling, the Department must have approved details of the capping to the proposed gate piers and the gate itself and the works must be carried out in accordance with the approved details.
Reason: to ensure that the development is appropriate within a Conservation Area and adjacent to Registered Buildings.
C 4. Any new stone required to implement the development must match that existing on each side.
Reason: to ensure that the development is appropriate within a Conservation Area and adjacent to Registered Buildings.
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19/00082/B Page 2 of 6
Plans/Drawings/Information;
This decision relates to the method statement dated 28.01.19 from Grenaby Limeworks Ltd and drawings received on 30th January, 2019. __
Interested Person Status - Additional Persons
It is recommended that the owners/occupiers of the following properties should not be given Interested Person Status as they are not considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 6(4):
19, Queen Street as they do not clearly identify the land which is owned or occupied which is considered to be impacted on by the proposed development in accordance with paragraph 2A of the Policy, the property is not within 20m of the application site and the development is not automatically required to be the subject of an EIA by Appendix 5 of the Strategic Plan, in accordance with paragraph 2B of the Policy and as they have not explained how the development would impact the lawful use of land owned or occupied by them and in relation to the relevant issues identified in paragraph 2C of the Policy, as is required by paragraph 2D of the Policy. __
Officer’s Report
THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE AS THE PROPOSAL COULD BE CONSIDERED TO BE CONTRARY TO ENVIRONMENT POLICY 35 AND THE APPLICATION IS RECOMMENDED FOR APPROVAL
THE SITE 1.1 The site is the curtilage of 7, The Parade which fronts onto The Parade and backs onto a coach parking area fronting Farrant's Way. The property has an L-shaped rear garden which wraps around the rear of the Coop site which abuts the lane between it and the George Hotel.
1.2 The property is half of a semi-detached pair (the other half being the Coop) but which also is attached at the rear to Balcony House. The property is a two storey, stone faced building with substantial chimney stacks and large sliding sash windows on the front elevation in a symmetrical pattern on the first floor and with two similar windows on the ground floor whereas the Coop has a large shopfront.
1.3 At the rear, the property is partly hidden behind a stone wall which runs around the side and rear of 5, Balcony House, 7 and the Coop, The Parade. This wall is interrupted in two places: there is a wide pedestrian entrance on the side of the wall around number 5 facing onto Queen Street, a further vehicular entrance directly at the rear of Balcony House facing onto Farrant's Way. The former is a simple opening within the wall, the latter has a metal frame across the top of the gates which remains in situ when the gates open. Both gates are curved, rising up towards the centre meeting point of the pair.
1.4 At present there is a timber fence enclosed bin store immediately to the rear of the garden of the application site which sits between the wall and the coach parking space. A pole mounted sign sits alongside the fenced area announcing that the area is for coach parking only.
1.5 All of the properties on The Parade referred to above, are Registered (nos 34 - 37), the application property being RB 37).
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19/00082/B Page 3 of 6
THE PROPOSAL 2.1 Proposed is the removal of part of the rear wall behind 7, The Parade, to provide a vehicular entrance onto Farrant's Way with a clear area for access for vehicles using this entrance and exit. The area immediately to the rear of the Coop, which belongs with 7, The Parade is to be used for car parking associated with number 7.
2.2 The works will involve the removal of part of the existing wall, to a width of 3.5m, the installation of small sections of gate post at each side, projecting above the wall by 250mm with a pointed coping on top, the relocation of the bin store to adjacent to the lane and the fitting of timber solid gates in the new opening. These gates will be 2.43m tall, made of hardwood and with a straight top. The existing and proposed locations of the bin store are both outwith the site so their relocation cannot be considered as part of this application and it is not believed that there is any planning approval in place for this feature.
2.3 It is the applicant's intention to hard surface the parking area in gravel or reclaimed cobble stones. Planning approval would not usually be required for a change of surface within a property, particularly where the majority will be screened behind a wall. Registered Building consent would not be required as the garden itself is not Registered.
PLANNING POLICY 3.1 The site lies in Castletown's Conservation Area and within an area designated as Mixed Use on the Area Plan for the South (2013). The access to the wall from Farrant's Way is designated as Car Park. The application building is Registered, RB 37. Unlike other buildings on the Protected Buildings Register, none of the properties in this terrace have any supporting information as part of the Registration, just photographs and the certificate of Registration, dated 3rd February, 1984.
3.2 As the site lies within a Conservation Area, there is a requirement for development to preserve or enhance the character or appearance of the Area as stated in Environment Policy 35 and Planning Policy Statement 1/01. As the building is Registered, Environment Policy 32 is applicable:
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.
3.3 General Policy 2 is also relevant as follows:
"Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:
(b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (c) does not affect adversely the character of the surrounding landscape or townscape; (g) does not affect adversely the amenity of local residents or the character of the locality; (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space and (i) does not have an unacceptable effect on road safety or traffic flows on the local highways."
3.4 The Strategic Plan also encourages the provision of on-site car parking, at a standard of two spaces for every dwelling with two bedrooms or more, but indicates that the long term goal is to reduce the reliance upon the private motor car and promote the use of public transport, with accompanying proposals to accept a reduced amount of car parking for each private residence in a town centre (Appendix Seven of the Strategic Plan).
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19/00082/B Page 4 of 6
PLANNING HISTORY 4.1 Numerous applications have been submitted for alterations of the dwelling, none of which is relevant to the current proposal.
4.2 A contemporaneous application is being considered for Registered Building consent for the same works as are proposed in this current planning application (19/00083/CON).
REPRESENTATIONS 5.1 The views of the Registered Building Officer were sought and received on 19.02.19. The report refers to PPS 1/01 and concludes as follows:
"No 7 The Parade forms part of a pair of 18th Century town houses, the property is a registered building and makes a positive contribution to the character and appearance of the conservation area.
The proposals are for the demolition of part of the rear boundary wall (not part of the registration, but within the curtilage of the registered building and part of the conservation area) to create vehicular access for off street parking.
The wall affected by the proposals forms part of a continuous structure that is the boundary to both adjacent properties which are also registered buildings. The wall has opening to both other properties, with vehicular and pedestrian access gates to Balcony House. Whist I consider the proposals will create a visual impact, I do not object.
I advise that conditions be placed to ensure the work is undertaken in accordance with the method statement included as part of the application and that details are required of the gates and capping details to the piers, any new stone must match the existing wall."
5.2 the owner of 19, Queen Street objects to the application, advising that the former opening in the wall was far smaller than what is now proposed and the existing opening serving Balcony House should not represent a precedent to be followed as this is relatively recent, having been undertaken when the houses on the west of Queen Street were demolished. He estimates the wall being 18th century if not earlier, in age. He notes that the Commissioners have previously indicated that visitor parking provision is very important, having tried to relocate a number of Queen Street residents' parking spaces in the car park opposite the application site so he assumes this is no longer the case as the application will result in the loss of a public space. He seeks confirmation from the Commissioners that this is the case prior to a decision being taken along with confirmation of how the access to the new gateway will be secured as the access land belongs to the Commissioners, not the applicant (24.02.19).
5.3 Castletown Commissioners respond to the comments made by the owner of 19, Queen Street, suggesting that an aerial photograph they have found would seem to indicate that the former access referred to was more likely a stable door access at the rear of the property. They confirm that they are supportive of the application as it would take car parking off the street whilst retaining income for a car parking space through the provision of a wayleave which is being progressed by the Town's advocates. They clarify that the coach bays are no longer adequate for the size of coaches visiting the town and they are discussing with DoI for the creation of a set down/pick up stand and designated parking for coaches at an alternative location (05.03.19).
ASSESSMENT 6.1 The proposal will result in physical changes to fabric of historical interest, visual changes to the appearance of the area through the alterations to the wall, installation of gates and the relocation of the bin store and changes to the arrangement and availability of coach parking in the area. The issues in this case therefore are whether any of these changes would result in an adverse impact on the character or appearance of the Conservation Area, on the living
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conditions of anyone in neighbouring properties, on the availability of car and coach parking or on highway safety.
Impact on the character or appearance of the Conservation Area 6.2 Generally, the interruption of a length of historic fabric such as a wall, would be discouraged and in this case, it is perhaps disappointing that such a proposal is being suggested. A photograph of the area in 1969 shows the wall intact along with that behind Balcony House. At this time the barracks buildings were in situ behind The George Hotel and the Isle of Man Bank, prior to the insertion of the Lloyds Bank building between the Isle of Man Bank and Manannan House. However, there is clearly now vehicular access in the length of wall, in two instances associated with property very close to the application proposal. It is also relevant that in the past there has been a pedestrian access around the location of the proposed vehicular access. Often, the wall is obscured from public view by the parked cars and coaches and the painted lines and signage indicating where coaches and cars may park also detract from the historic interest of the area, although these are not irreversible or permanent features.
6.3 As such and on balance it is not considered that the introduction of another vehicular access here as proposed in its simple form, not dissimilar to other accesses further along Farrant's Way and within the Conservation Area, would have such a detrimental impact as to warrant refusal of the application. The appearance of the gates is considered acceptable.
6.4 The relocation of the bin store is likely to be more convenient to its users, being closer to the property which it serves. This will have a neutral impact on the character and appearance of the Conservation Area.
Impact on the living conditions of those in adjacent property 6.5 The property most affected by the proposed works is the Coop, a commercial property which is unlikely to be affected by the introduction of cars to the area immediately behind it. There is a significant amount of garden between the proposed parking area and the nearest residential property (Balcony House).
Impact on the availability of car and coach parking 6.6 The proposal will result in the loss of a car parking space. It is not considered that this is significant given the car parking provision available in the immediate vicinity. There will be car parking introduced within the site which will more than compensate for the space lost which may well usually be occupied by the applicants in this case who are the nearest residents to these spaces.
Impact on highway safety 6.7 There is sufficient space within the site to enable vehicles to both enter and exit the site in a forward gear. As such, it is considered that there may be a benefit to highway safety as vehicles would not be reversing from or onto Farrant's Way as they currently do to and from the parking spaces.
CONCLUSION 7.1 The proposal is supported as it is considered to be in accordance with the relevant Strategic Plan policies.
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;
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(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 confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the appropriate delegated authority.
Decision Made : Permitted
Committee Meeting Date: 18.03.2019
Signed : S CORLETT 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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