16 April 2019 · Delegated - Head of Development Management (Stephen Butler)
Isle Of Man Breweries, George Hotel, The Parade, Castletown, Isle Of Man, IM9 1lg
The proposal seeks retrospective approval for installing a 1050mm tall black boiler flue (160-220mm wide) above the slate roof of a rear lean-to, replacing a window with a louvre (W19) on the side elevation for boiler ventilation, modifying and replacing a first-floor window (W20) on the rear elevation, and installing …
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The officer balanced the clear visual impact of the large flues and window alterations on the Registered Building's special architectural and historic character and the Castletown Conservation Area ag…
Strategic Policy 4
Requires proposals to protect or enhance Registered Buildings, Conservation Areas, and avoid environmental pollution. Officer assessed that while visual impact harmed character, functional need for continued use outweighed this, with conditions ensuring protection via reversibility.
Environment Policy 32
Prohibits extensions/alterations detrimentally affecting Registered Building character. Alterations accepted as reversible and necessary, not resulting in loss of historic fabric despite visual harm.
Environment Policy 34
Prefers traditional materials for pre-1920 buildings. Conditions ensure future reinstatement matches existing materials; current flues justified by function.
Environment Policy 35
Permits only development preserving/enhancing Conservation Area character. Visual impact noted but outweighed by business necessity and mitigation.
Environment Policy 42
Requires design accounting for local character, against inappropriate backland development. Rear works assessed as acceptable given site context and conditions.
Landscape Proposal 4
Requires sympathetic design/materials on approach routes to Castletown safeguarding views. Not specifically tested as works are minor rear alterations.
Environment Policy 22
Prohibits unacceptable pollution/odours/noise. Flues designed for dispersion of smells/fumes, complying with regulations.
Paint kitchen flue
Within 2 months of the decision becoming final the stainless steel kitchen flue (installed in W20 on drawing number 03 date stamped 22/10/2018) hereby approved must be painted in a colour matching the painted render of the part of the building to which it is fixed, or an alternative colour otherwise approved in writing by the Department, and retained as such thereafter. Reason: To help mitigate the visual impact of the flue.
Remove kitchen flue if redundant
Should the kitchen flue (W20) hereby permitted no longer be required, within 6 months of this date, the flue should be removed and the original window be reinstated, unless otherwise approved by the Department. Reason: to safeguard the architectural interest of the Registered Building and to avoid the accumulation of unnecessary flues, and as the flue is only considered acceptable in the current circumstances and to facilitate the continued use of building.
Remove boiler flue if redundant
Should the boiler flue hereby permitted no longer be required, within 6 months of this date, the flue should be removed and the roof returned to its original state and in materials matching the existing roof and retained as such thereafter. Reason: To avoid the unnecessary accumulation of flues on the building and in the interest of visual amenity.
Remove louvre if boiler ceases
Within 6 months of the use of the boiler ceasing the boiler room louvre (W19 on drawing number 03 date stamped received 22/10/2018) hereby approved must be removed and the original window be reinstated, unless otherwise approved by the Department. Reason: to safeguard the architectural interest of the Registered Building and that the louvre is only considered acceptable in the current circumstances to facilitate the continued use of building.
No Highways Interest
The Registered Buildings Officer objects to the retrospective installation of flues and window alterations at The George Hotel, a registered building in a conservation area, due to negative visual impact, and recommends amendments including mitigation measures or conditional removal.
Key concern: negative visual impact upon registered building and conservation area from unauthorised flues and window alterations
Registered Buildings Officer
ObjectionRecommendation Amendments required.; It is disappointing that the owner... has undertaken such involved works without consent...; the unauthorised works have had a greater negative visual impact upon this registered building and conservation area; I am reluctant to support this application without attempts having been made to mitigate the visual impact as much as possible and therefore am unwilling to recommend approval.
Conditions requested: condition to secure removal of the flue upon any updating of the kitchen or its redundancy, including existing window and render panel, replaced with suitable window and frame design and material approved in writing by the planning department
