15 February 2019 · Delegated - Principal Planner Sarah Corlett
Isle Of Man Breweries, George Hotel, The Parade, Castletown, Isle Of Man, IM9 1lg
The proposal sought consent for works already carried out at the rear of the George Hotel, a registered building in Castletown Conservation Area, including removal of artificial hedging and an oil tank, and erection of vertical panel timber fencing up to 1.85m high along Georges Lane and dropping to 0.9m within the sit…
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The officer assessed that the retrospective 1.85m high vertical panel timber fencing fails to protect or enhance the fabric and setting of Registered Building RB38, neglecting traditional stone materi…
Strategic Policy 4
Requires proposals to protect or enhance the fabric and setting of Registered Buildings and Conservation Areas. Officer found timber fencing fails this test due to its siting, size, design and material, detrimentally impacting the registered building's setting and conservation area views.
Environment Policy 32
Prohibits extensions or alterations to Registered Buildings that detrimentally affect their special architectural or historic character. Assessed as failed because timber fencing neglects traditional stone materials integral to the building's historic interest.
Environment Policy 34
Prefers traditional materials in maintenance, alteration or extension of pre-1920 buildings. Timber fencing not traditional compared to site's exposed stone walls, leading to refusal.
Environment Policy 35
Permits only development preserving or enhancing Conservation Area character. Fencing's adverse visual impact neither preserves nor enhances, conflicting with stone-dominated townscape.
Environment Policy 42
Requires new development to respect locality's character, prohibiting inappropriate features. Timber fence visually neglects Castletown's stone identity and sense of place.
RB/5 Alterations and Extensions
Presumption against alterations affecting special character unless justified; requires assessment of cumulative impacts. No convincing justification provided; cumulative with prior timber structures but stone walls must prevail for setting protection.
Planning Policy Statement 1/01 - Policy CA/2 (Conservation Areas)
Requires special regard to impact on conservation area character, setting and views. Fencing harms views into/out of area along pedestrian route, failing policy.
The Registered Buildings Officer objects to the retrospective installation of timber fencing due to its harmful impact on the setting of Registered Building 38 and the character of the Castletown Conservation Area.
Key concern: impact of the proposals upon the setting of the registered building and character and appearance of the conservation area
Registered Buildings Officer
ObjectionRecommendation: Refuse; I object to the application due to impact of the proposals upon the setting of the registered building and character and appearance of the conservation area.; I consider the unauthorised timber fencing to be out of character with the surrounding stone walling, the registered building and conservation area.; I have no objection to the principle of walling in this area but this should be solid either stone or stone faced.
The original applications for removal of faux hedging and oil tank compound, and installation of timber fencing at the rear of the Registered Building (RB38) were refused due to failure to protect/enhance the RB setting and detriment to the Castletown CA character using non-traditional materials. The appellant argued the fencing was like-for-like replacement, used natural timber consistent with approved elements and local precedents, and caused no greater visual impact. The Council defended refusal citing incompatibility with stone-dominated CA character, non-traditional materials, and policy non-compliance. The Inspector found no harmful impact on the RB or CA after site visit, noting weathering timber blended with varied local materials and did not obstruct views more than before. Both appeals were recommended allowed without conditions, and the Minister accepted this on 2 September 2019.
Precedent Value
Appeals in CAs/RB settings can succeed with strong visual evidence showing no greater harm than prior features and contextual material acceptance. Future applicants should prioritise as-built photos, weathering arguments, and policy-compliant individual merits over strict traditionalism.
Inspector: Brian J Sims
