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24/90951/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 24/90951/B Applicant : Bishops Barrow Foundation Proposal : Refurbishment and remodelling works involving replacement windows, porch, entrance door and replacement roof Site Address : Bursary Building King Williams College Grounds Castletown Isle Of Man IM9 1TP
Planning Officer: Lucy Kinrade Photo Taken : Site Visit :
Expected Decision Level :
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 02.10.2024 __
Conditions and Notes for Approval
C : Conditions for approval N : Notes attached to conditions
C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
This application has been recommended for approval for the following reason. The proposed works to the existing building fall within the land use designation, the works are considered to be acceptable in terms of size and scale and are not expected to make any worse the existing building nor to detract from the wider setting of the adjacent Registered Buildings. The application is considered to comply with Strategic Policy 4, General Policy 2 and does not undermine Community Policies 7 and 11 or Infrastructure Policy 5 of the Isle of Man Strategic Plan 2016.
Plans/Drawings/Information; This approval relates to the following all date received 19/08/2024:
Drg 0001 Overview Plan Drg 0002 Location Plan Drg 0003 Site Plan Drg 1000 Exisitng Elevations 1 of 2 Drg 1001 Exisitng Elevations and Sections 2 of 2 Drg 1010 Proposed Elevations 1 of 2 Drg 1011 Proposed Elevations and Sections 2 of 2 Drg 3000 Exisitng Ground Floor Plan Drg 3001 Exisitng First Floor Plan
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Drg 3002 Exisitng Roof Plan Drg 3010 Proposed Ground Floor Plan Drg 3011 Proposed First Floor Plan Drg 3012 Proposed Roof Plan Planning Statement and Plan List __
Right to Appeal
It is recommended that the following organisations should NOT be given the Right to Appeal: o DOI Highway Services As they had no objection __
Officer’s Report
1.0 THE SITE 1.1 The application relates to parts of Bursary Building forming part of the wider King Williams Collage facility. Bursary Building is not a building that forms part of the RB 185 registration but does sit within the setting of those buildings.
2.0 THE PROPOSAL 2.1 Proposed are a number of alterations and extensions including: o Removal of existing store and replacement with glazed entrance porch o Replacement of windows and doors o Installation of a new window o Replacement roof slates (part retrospective)
3.0 PLANNING HISTORY 3.1 The wider college site has been subject to extensive planning history, including Bursary Building which has been subject to alteration and extension applications although none specifically material in this case.
4.0 PLANNING POLICY 4.1 Site Specific 4.1.1 Designated as "Buildings or Land for Civic, Cultural or Other use" specifically "College". The site is not within a Conservation Area although some parts of the site form part of RB 185. There are some areas around the wider site recognised as being at surface water flood risk, but the specific location of these works at the eastern end of Bursary Building is not within those areas.
4.2 Relevant policies of Area Plan/Local Plan 4.2.1 Landscape Proposal 6: In determining applications for development consideration should be given to the siting of tall vertical elements so that they do not affect the setting of King William's College and Castle Rushen.
4.3 Relevant policies of IOM Strategic Plan 2016: o Strategic Policy 1 - best use of existing sites, reusing building materials o Strategic Policy 4 - protect and enhance setting of registered buildings o Strategic Policy 5 - new development (including individual buildings) should be designed so as to make a positive contribution to the environment (and in some cases a Design Statement will be required) o General Policy 2 - general standards towards acceptable development o Community Policy 7 - designing out crime o Community Policy 11 - prevention of outbreak and spread of fire o Infrastructure Policy 5 - water conservation and management measures
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4.4 Reference any relevant PPS or NPD 4.4.1 PPS 1/01 Heritage
5.0 OTHER MATERIAL CONSIDERATIONS 5.1 Legislation/Policy/Strategy/Guidance o None
6.0 REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.
6.1 DOI Highway Services - no highways interest (27/08/2024)
6.2 The following were consulted but not response received at the time of writing the report 02/10/2024: o Castletown Commissioners o Manx Utilities
7.0 ASSESSMENT 7.1 While the existing building is surrounded by older more traditional historic buildings, it does not form part of the official registration RB 185. Over the years, Bursary Building has undergone various extensions and alterations to support its operation as part of the college, and this end where the works are proposed already features several white plastic windows, plastic weatherboarding, and flat roof overhangs.
7.2 The proposed modifications as part of this application are relatively modest. The replacement windows and doors is not expected to have any adverse visual impact beyond the current situation, and although the proposed porch is not a feature of high-quality design or materials, its small scale is not expected to negatively affect the building's overall appearance in its own right or within the wider setting.
7.3 The proposal also includes the replacement of a large section of the existing slate roof with new slates, overall these roofing works are likely to result in a negligible and unobjectionable visual impact.
7.4 This end of Bursary Building where the works are proposed lacks any real historic and architectural interest and does not possess any significant visual quality and so is able to accommodate the works proposed. While the proposed changes will not enhance the overall appearance, they also will not detract from it.
7.5 The agent's statement concludes that "the proposed changes to the exterior of the building are of a relatively modest nature and not visually prominent within the surrounding area. We hope the Planning Authority will consider them as not adversely affecting or undermining the King Williams College setting or impacting public amenity." This conclusion is concurred with.
Other Matters 7.6 The proposal is not expected to result in any changes to existing water conservation infrastructure nor to result in any increase to spread of fire or increase in any criminal activity.
8.0 CONCLUSION 8.1 The proposed works to the existing building fall within the land use designation, the works are considered to be acceptable in terms of size and scale and are not expected to make any worse the existing building nor to detract from the wider setting of the adjacent Registered Buildings. The application is considered to comply with Strategic Policy 4, General Policy 2 and
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does not undermine Community Policies 7 and 11 or Infrastructure Policy 5 of the Isle of Man Strategic Plan 2016.
9.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE 9.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted).
9.2 Article A10 sets out that the right to appeal is available to: o applicant (in all cases); o a Local Authority; Government Department; Manx Utilities; and Manx National Heritage that submit a relevant objection; and o any other person who has made an objection that meets specified criteria.
9.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10.
9.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required): o any appellant or potential appellant (which includes the applicant); o the Department of Environment, Food and Agriculture, the Department of Infrastructure and the local authority for the area; o any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and o in the case of a petition, a single representative.
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I can confirm that this decision has been made by the Acting Head of Development Management in accordance with the authority afforded to that officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded interested person status and/or rights to appeal.
Decision Made: Permitted Date: 07.10.2024
Determining officer
Signed : A MORGAN Abigail Morgan Acting Head of Development Management
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