16 April 2019 · Head of Development Management (Stephen Butler)
Isle Of Man Breweries, George Hotel, The Parade, Castletown, Isle Of Man, IM9 1lg
The proposal sought retrospective approval for works already carried out at the George Hotel, a registered building (RB38) in Castletown Conservation Area: a 1050mm tall black boiler flue (160-220mm wide) above a rear lean-to roof, replacement of a window with a louvre (W19) on the side elevation for boiler ventilation…
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The officer balanced the clear visual impact of the large flues and window alterations on the rear of the registered building (RB38) and Castletown Conservation Area against their necessity to facilit…
Strategic Policy 4
Requires proposals to protect or enhance fabric and setting of Registered Buildings and Conservation Areas, and avoid unacceptable environmental pollution. Officer assessed that while visual impact harmed setting, functional need outweighed this with mitigation conditions; no pollution issues raised.
Environment Policy 32
Prohibits extensions or alterations detrimentally affecting character of Registered Building. Alterations caused visual harm but accepted as reversible and necessary for continued use, with conditions to protect character long-term.
Environment Policy 34
Prefers traditional materials in pre-1920 buildings. Not directly tested as works involve modern flues/louvre, but conditions require matching materials on removal/reinstatement.
Environment Policy 35
Permits only development preserving or enhancing Conservation Area character. Visual impact harmed appearance but outweighed by operational need; mitigation via painting.
Environment Policy 42
Requires new development to respect local character. Rear works assessed as acceptable given site context and prior approvals for similar incremental changes.
RB/5 Alterations and Extensions
Presumption against alterations affecting special character unless justified as necessary; applicants must demonstrate need. Justified by technical requirements for boiler/kitchen, with full info on calculations provided; cumulative effects considered acceptable.
Planning Policy Statement 1/01 - Policy CA/2 (Conservation Areas)
Impact on conservation area character a material consideration. Harm acknowledged but permitted due to functional imperative and reversibility.
Environment Policy 22
Prohibits unacceptable pollution/odours/noise. Flues designed to disperse smells and meet regulations; no amenity harm identified.
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 boiler 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 registered building consent for flue installations and window alterations at The George Hotel, citing negative visual impact on the registered building and conservation area, and recommends amendments including mitigation measures.
Key concern: negative visual impact upon registered building and conservation area from unauthorised flues and window alterations
Ross Brazier: Registered Buildings Officer
ObjectionAmendments 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 than the previous arrangement.; 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 flue upon kitchen updating or redundancy, including existing window and render panel, replaced with suitable window and frame design and material approved in writing by the planning department
