21 June 2019 · Head of Development Management (Stephen Butler)
Isle Of Man Breweries, Ship Inn, Hope Street, Castletown, Isle Of Man, IM9 1as
The proposal involved converting the disused Ship Inn, an L-shaped building between Hope Street and Mill Road in Castletown, into a single dwelling with extensions including a new cantilevered overhanging floor clad in Siberian larch with large glazing on the Mill Road side, a third floor projection, and updates to win…
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The officer assessed whether the change of use to residential was acceptable and if the physical changes preserved or enhanced the Conservation Area under EP35 and respected the site under GP2(b), (c)…
Environment Policy 35
EP35 requires development within a Conservation Area to preserve or enhance the character or appearance of the Area, as reinforced by Planning Policy Statement 1/01. The officer assessed the proposal against this, finding the Mill Road elevation's new cantilevered floor in Siberian larch, large glazing, third floor projection, and roof level additions would detrimentally alter the quirky, identifiable character of the existing non-traditional building, failing to preserve or enhance.
General Policy 2
GP2 permits development in accordance with zoning if it respects site and surroundings in siting, layout, scale, form, design (b); does not adversely affect townscape character (c); and does not harm locality character or amenities (g). The proposal failed these tests due to the strikingly different form, mass, and materials increasing built form on Mill Road and obscuring the two-storey element, harming the area's character.
Manx Utilities (MUA) Drainage raised concerns about the site's location in the tidal flood zone and requested a brief Flood Risk Assessment (FRA) along with resilience measures before supporting the application.
Key concern: Flood Risk Assessment required due to tidal flood zone location
Manx Utilities
Conditional No ObjectionUntil we have updated our models and mapping for the area it would be useful to obtain from the DoI a confirmation on the standard of protection this defence wall now provides to the site in question.; Manx Utilities have found it necessary to request that a brief Flood Risk Assessment (FRA) is carried out in support of this planning application.; For properties in tidal zones we normally recommend that they are raised above the 0.5% AEP plus climate change (This is our 1 in 200-year+ CC tidal flood levels). In addition we normally require: - 300mm freeboard for commercial developments - 600mm freeboard for residential developments.
Conditions requested: brief Flood Risk Assessment (FRA) to be carried out confirming level of protection by defence wall, resilience measures proposed, and tidal flood warnings management; resilience measures including all electric points located high up, tiling of floor coverings, cement sand render, salt additives to lime plaster, waterproof grout; finished floor levels raised above 0.5% AEP plus climate change with 600mm freeboard for residential developments
