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                                      19/00499/CON                                     Page  1  of  3

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 19/00499/CON Applicant : Mrs Dawn Collins Proposal : Registered Building consent for the demolition elements relating the application 19/00498/B Site Address : Ship Inn Hope Street Castletown Isle Of Man IM9 1AS

Principal Planner: Miss S E Corlett Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 14.06.2019 __

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. This approval relates only to the demolition of the existing building on the site and no approval is hereby granted to any new development on the site.

Reason: to clarify the extent of the approval given that the submitted drawings include proposed elevations and plans.

Plans/Drawings/Information;

This decision relates to drawings 1, 18 1319 04, 18 1319 03 and 18 1319 02 all received on 1st May, 2019. __

Interested Person Status - Additional Persons

None __

Officer’s Report

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                                      19/00499/CON                                     Page  2  of  3

THE SITE 1.1 The site is the L shaped curtilage of the Ship Inn which sits between Hope Street and Mill Road, looking towards the harbour in Castletown. The building has two distinctly different elevations to the two highways: the elevation to Hope Street is a three storey, traditional frontage which, whilst currently in a poor state of repair, has original sliding sash windows in eight of its nine apertures (single upper and lower panes on the ground floor and Georgian six over six panes above with a single top opening casement in the second floor). There is currently a sign above the ground floor windows.

1.2 The other elevation facing onto Mill Road, however, is very different. Whilst the rear of the three storey element is similar to the front, there is a large two storey addition which is designed to mimic the front deck of a ship, complete with funnel on top (which has recently been blown off). At ground floor level there is a recessed area with an overhanging section at first floor level which contains a row of windows with a sign underneath. This frontage sits 10m from Mill Road.

THE PROPOSAL 2.1 Proposed is the conversion of the building to a single dwelling. The planning application associated with these works is 19/00498/B and is recommended for refusal. As the site lies within a Conservation Area, Registered Building consent is required for any elements of demolition. Planning approval is also required for this demolition as the areas to be demolished would be attached to a building which are not also being demolished and where these areas are visible from a public highway.

2.2 The works proposed in this current RB application involve the demolition of the existing first floor element on the Mill Road elevation together with the funnel which has already been removed, having been damaged in a recent storm.

PLANNING POLICY 3.1 The site lies within an area designated on the Area Plan for the South adopted in 2013 as Residential. The site is also within the town's Conservation Area. The building is not Registered.

3.2 The relevant policies regarding the demolition of fabric within the CA are as follows:

Environment Policy 39: The general presumption will be in favour of retaining buildings which make a positive contribution to the character or appearance of the Conservation Area.

Planning Policy Statement 1/01 - Conservation of the Historic Environment of the Isle of Man

POLICY CA/6 DEMOLITION Any building which is located within a conservation area and which is not an exception as provided above, may not be demolished without the consent of the Department. In practice, a planning application for consent to demolish must be lodged with the Department. When considering an application for demolition of a building in a conservation area, the general presumption will be in favour of retaining buildings which make a positive contribution to the character or appearance of the conservation area. Similar criteria will be applied as those outlined in RB/6 above, when assessing the application to demolish the building, but in less clear cut cases, for example, where a building could be said to detract from the special character of the area, it will be essential for the Department to be able to consider the merits of any proposed new development when determining whether consent should be given for the demolition of an unregistered building in a conservation area. Account will be taken of the part played in the architectural or historic interest of the area by the building for which demolition is proposed, and in particular of the wider effects of demolition on the building's surroundings and on the conservation area as a whole.

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                                      19/00499/CON                                     Page  3  of  3

3.3 The various reports into the historic importance of Castletown (Cullen Report 1971 and the Conservation Study c 1998) make no specific reference to this site.

PLANNING HISTORY 4.1 There is no relevant planning history for this case.

REPRESENTATIONS 5.1 Highway Services have no highway interest in the application (17.05.19).

ASSESSMENT 6.1 The issue here is whether the proposed demolition of the ship styled elements of the building on the Mill Road elevation would have an adverse impact on the character and appearance of the Conservation Area. It is relevant that the building is not referred to as being worthy of consideration for Registration in the Area Plan and there is no evidence that despite being a quirky element, that it contributes so significantly to the character of the area so as to warrant its demolition.

6.2 In terms of conservation value, it is not considered that there is any objection to the removal of these elements from the building. Planning approval is required for this work and until a scheme is approved for the remainder of the building it would not be possible to demolish any part. This is therefore not a concern for this application for RB consent.

CONCLUSION 7.1 The application is supported.

INTERESTED PERSON STATUS By virtue of the Town and Country Planning (Registered Buildings) Regulations 2013, the following 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; (c) Manx National Heritage; and (d) The local authority in whose district the land the subject of the application is situated. __

I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date : 19.06.2019

Determining officer

Signed : S BUTLER

Stephen Butler

Head of Development Management

Customer note

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