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                                      19/00367/CON                                     Page  1  of  4

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 19/00367/CON Applicant : Heron & Brearley Ltd Proposal : Registered Building consent for the installation of signage (in association with 19/00365/D) Registered Building Nos. 25 Site Address : Castle Arms Hotel The Quay Castletown Isle Of Man IM9 1LD

Planning Officer: Mr Nick Salt Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 21.05.2019 __

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. Where exposed via the new signage, all elevations shall be made good to match the existing.

Reason: To preserve the character and appearance of the Registered Building and wider Conservation Area.

Plans/Drawings/Information;

This decision relates to the following plans and drawings, date stamped received on 28th March 2019:

o Location Plan 1908-GP-102 o Existing Elevations 1908-GP-100 o Proposed Signage

1908-GP-101 __

Interested Person Status - Additional Persons

None

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                                      19/00367/CON                                     Page  2  of  4

Officer’s Report

1.0 APPLICATION SITE 1.1 The application site is Castle Arms Hotel (The Glue Pot), located on the quay in Castletown. The existing property is a Registered Building (no.25) and forms part of the wider Conservation Area of Castletown.

1.2 The existing building is a traditional Manx property with a double pitch arrangement. Its front and rear elevations face towards the harbour and Castle Rushen. There is existing signage on three of the elevations with down lights providing illumination. There is a lighting strip which illuminates "The Castle Arms" sign on the street facing elevation.

2.0 PROPOSAL 2.1 Proposed is the replacement of the two "The Castle Arms" signs on the Harbour and Castel Street elevations with text signage covering roughly the same area of the walls and illuminated as per the existing signage. The new signage would feature red castle logos at either side of the text.

2.2 On the side elevation, the current signage is to be replaced with signage "The Glue Pot" with a larger red castle logo and "est.1750" underneath - slightly larger overall than the existing sign.

2.3 All signage proposed would be in painted 19mm PVC foam board mechanically fixed with hidden fixings to project 20mm from the wall.

3.0 PLANNING HISTORY 3.1 Registered Building Consent and Planning Approval were both given for the installation of external steps to the side elevation of the Castle Arms Hotel (18/01138/CON, 18/01137/GB).

3.2 This application for Registered Building Consent is being considered alongside an application for Express Advertisement Consent for the same works (19/00365/D).

4.0 PLANNING POLICY 4.1 The application site is in an area designated as 'mixed use' on the Area Plan for the South 2013. Given the nature of the application the following policies from the IOM Strategic Plan are most relevant in the assessment:

4.2 Strategic Policy 4 states:

"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 unacceptable environmental pollution or disturbance."

4.3 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."

4.4 Environment Policy 35 states:

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                                      19/00367/CON                                     Page  3  of  4

"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 In addition to the policies of the IOM Strategic Plan we may also consider the Planning Policy Statement 1/01 RB/3 within which is states under General Criteria Applied in Considering Registered Building Applications:

"The issues that are generally relevant to the consideration of all registered building applications are: o The importance of the building, its intrinsic architectural and historic interest and rarity, relative to the Island as a whole and within the local context; o The particular physical features of the building (which may include its design, plan, materials or location) which justify its inclusion in the register; descriptions annexed to the entry in the register may draw attention to features of particular interest or value, but they are not exhaustive and other features of importance, (e.g. Interiors, murals, hidden fireplaces) may come to light after the building's entry in the register; o The building's setting and its contribution to the local scene, which may be very important, e.g. Where it forms an element in a group, park, garden or other townscape or landscape, or where it shares particular architectural forms or details with other buildings nearby (including other registered buildings)."

5.0 REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.

5.1 DoI Highway Services have stated that they have no highways interest in this application (16.04.19).

6.0 ASSESSMENT 6.1 Traditional materials are always to be welcomed when advertisements are proposed for sensitive locations such as the application site. In this case, the use of PVC would not be a traditional material. However, the signage overall is considered to be more sympathetic to the appearance of the building and the street scene - being 'lower key' and contemporary whilst retaining the traditional character and appearance of the building itself. There would be no additional usage of illumination on the signage, and it would project just 20mm from the wall thus not appearing bulky from a side-on view. The use of separately attached lettering over a large advertising board would be a visual improvement.

6.2 From the perspectives of the Harbour and Castle Street, there would be very little impact on the overall appearance of the historic centre of Castletown. It is considered that the proposal is appropriate for the area and the building and complies with Environment Policy 37.

7.0 CONCLUSION 7.1 For the reasons discussed in the above assessment, it considered that the application is acceptable and accords with the aforementioned polices. It is therefore recommended for approval.

8.0 INTERESTED PERSON STATUS 8.1 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

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                                      19/00367/CON                                     Page  4  of  4

(d) The local authority in whose district the land the subject of the application is situated

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I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted

Date: 23.05.2019

Determining officer

Signed : S CORLETT Sarah Corlett

Principal Planner

Customer note

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