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                                                 25/00794/CON                                      Page  1  of  5

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 25/00794/CON Applicant : Manx National Heritage Proposal : Registered building consent for alterations and repair works to property - RB 30 (in association with 25/90793/GB) Site Address : 1 Market Square Castletown Isle Of Man IM9 1LQ

Technical Officer: Tom Sinden Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 15.09.2025 __

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.

This application has been recommended for approval for the following reason. It is judged that the proposal meets the tests of Section 16 of the Town and Country Planning Act 1999 as the registered building's special interest is being preserved. The proposals are also judged to meet the tests of Strategic Policy 4, Environment Policies 32 and 35 of the Isle of Man Strategic Plan 2016, and Planning Policy Statement 1/01, as the registered building and conservation area are being protected and preserved. The application is therefore judged to be acceptable.

Plans/Drawings/Information;

This decision relates to drawings EX01 revA, EX02revB, P02 and P01revB, together with the schedule of works and other supporting information received on 20.8.2025. __ Interested Person Status

Castletown Commissioners are automatically granted interest party status as per section 9 of the regulations. __

Officer’s Report

1.0 THE SITE

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                                                 25/00794/CON                                      Page  2  of  5

1.1 The site is 1 Market Square, Castletown - registered building number 30. Designed by architect Thomas Brine and built in the early 1830s, the former Barclays Bank building is built on the site of one of the historic gun towers that was built into the glacis (an artificial slope to deflect cannon fire) of Castle Rushen. The building historically housed Castletown's Custom House, and although the building initially had open arches that have since been altered to form windows, the property retains much of its external form and several elements of historic fabric and detailing.

2.0 THE PROPOSAL

2.1 The application seeks registered building consent alterations and repairs to building including replacement roof and windows. The existing asphalt flat roof covering is proposed to be replaced with a polyroof membrane system, while the ground floor arched head windows are proposed to be replaced with power-coated aluminium framed windows. Stonework on the two principal elevations is proposed to be raked out and repointed with lime mortar. Lead flashing around the first floor windows is proposed to be upgraded as water ingress has occurred through the existing detailing, while on the rear elevation a redundant air conditioning unit is proposed to be removed and the historic stonework made good. Internally, the application proposes to remove existing non-historic partition walls at ground and first floor level. New walls are proposed within the existing lobby and boiler room at ground floor, and the non-historic ceiling is proposed to be replaced.

The application is in association with RB Consent application 25/90793/GB.

3.0 PLANNING POLICY

3.1 National policy: THE ISLE OF MAN STRATEGIC PLAN 2016

Strategic Policy 4 Environment Policy 32 Environment Policy 34 Environment Policy 35

3.2 Planning Policy Statements: 1/01 Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man

POLICY RB/3 POLICY RB/5 ALTERATIONS AND EXTENSIONS POLICY CA/2 SPECIAL PLANNING CONSIDERATIONS

4.0 OTHER MATERIAL CONSIDERATIONS

4.1 TOWN AND COUNTRY PLANNING ACT 1999 S16 Registered buildings: supplementary provisions (3) In considering - (b) whether to grant registered building consent for any works, the relevant Department shall have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses.

5.0 PLANNING HISTORY

5.1 Reference Number: 16/00011/GB Status: Permitted

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                                                 25/00794/CON                                      Page  3  of  5

Proposal: Replacement of existing asbestos roof tiles on pitched roof over escape stairs with natural slate (in association with 16/00012/CON)

Reference Number: 16/00012/CON Status: Permitted Proposal: Registered Building Consent for replacement of existing asbestos roof tiles on pitched roof over escape stairs with natural slate (RB no 30 in association with 16/00011/GB)

Reference Number: 15/01209/CON Status: Permitted Proposal: Registered Building Consent for the installation of external lighting (RB no 30 in association with 15/01208/GB)

Reference Number: 15/01208/GB Status: Permitted Proposal: Installation of exterior illumination (in association with 15/01209/CON, 15/01210/CON & 15/012011/CON)

Reference Number: 11/01019/GB Status: Permitted Proposal: Installation of an air conditioning condenser to rear elevation (in association with 11/01020/CON)

Reference Number: 11/01020/CON Status: Permitted Proposal: Registered Building Consent for installation of an air conditioning condenser to rear elevation (Registered Building no 30 in association with 11/01019/GB)

Reference Number: 10/01712/GB Status: Permitted Proposal: Installation of an air conditioning condenser unit on side elevation (In association with 10/01713 CON)

Reference Number: 10/01713/CON Status: Permitted Proposal: Registered Building Consent for the installation of an air conditioning condenser unit on side elevation, RB no 30 (In association with 10/01712 GB)

Reference Number: 06/01609/GB Status: Permitted Proposal: Installation of a security camera on front elevation (In association with 06/01610CON)

Reference Number: 06/01610/CON Status: Permitted Proposal: Registered Building Consent for the installation of a security camera on front elevation (In association with 06/01609 GB)

Reference Number: 02/01222/GB Status: Permitted Proposal: Erection of advertising signs

Reference Number: 99/01206/GB Status: Permitted Proposal: Installation of replacement cash machine, Barclays Bank, 1 Market Square, Castletown.

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                                                 25/00794/CON                                      Page  4  of  5

Reference Number: 98/02139/GB Status: Permitted Proposal: Erection of CCTV dome, Barclays Bank Premises, Market Street, Castletown.

Reference Number: 92/00540/B Status: Permitted Proposal: Repairs to parapets & details of leadwork, Barclays Bank, Market Square, Castletown.

Reference Number: 89/00334/D Status: Permitted Proposal: Erection of illuminated facsia sign and low energy floodlights, Barclays Bank, Market Square, Castletown.

Reference Number: 87/00446/B Status: Permitted Proposal: Installation of wall cash dispenser, Barclay's Bank, Market Place, Castletown

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

6.1 Castletown Commissioners - No objections and support the proposals (8.9.2025).

7.0 ASSESSMENT

Statutory Tests 7.1 Section 16 of the Act requires that when considering whether to grant registered building consent, the Department must "have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses." In this instance, the application proposes to undertake repairs to the building in connection with a conversion. The existing windows within the former open archways around the two principal elevations of the building are not historic. Similarly, the asphalt roof proposed for replacement is not historic. With this in mind, the proposed replacement of these elements in the manner proposed is judged to not impact the building's special interest. The internal alterations, including removal of partitions and ceilings, relate to non-historic fabric that has been in place in connection with the building's previous use as a bank. The removal of these elements and their replacement in the manner proposed is not judged to negatively impact the building's special interest. All of the other proposed alterations are intended to repair historic fabric and/or upgrade the building's weatherproofing, and as such these proposals are judged to preserve the building's special interest.

Policy Tests 7.2 The application proposes various alterations to the building as described in detail within section 2.1. As discussed in section 7.1, the windows, roof finish and internal fixtures proposed for replacement are not historic, and as such their replacement is not judged to negatively impact the special interest of the registered building. Although the replacement windows are proposed to be framed in power-coated aluminium rather than timber, in this instance this material is judged to be acceptable given the non-historic nature of the existing windows and the size of the opening requiring a robust framing solution. Similarly, the polyroof membrane proposed for the replacement roof finish is not a traditional material. However, in this instance the proposal is judged to be acceptable as the existing roof finish is not historic and the proposed material will provide an improved level of weather protection to the historic fabric below. With the above in mind, the replacement windows, replacement roofing membrane and the other repairs to the building are all judged to be elements that would protect, preserve and

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                                                 25/00794/CON                                      Page  5  of  5

in some respects enhance the special interest of the registered building and the character and appearance of the conservation area.

8.0 CONCLUSION

8.1 It is judged that the proposal meets the tests of Section 16 of the Town and Country Planning Act 1999 as the registered building's special interest is being preserved. The proposals are also judged to meet the tests of Strategic Policy 4, Environment Policies 32 and 35 of the Isle of Man Strategic Plan 2016, and Planning Policy Statement 1/01, as the registered building and conservation area are being protected and preserved. The application is therefore recommended for approval.

9.0 INTERESTED PERSON STATUS

9.1 By virtue of the Town and Country Planning (Registered Buildings) Regulations 2013 (As Amended), the following are automatically interested persons:

o The applicant, or if there is one, the applicant's agent; o Manx National Heritage, and o The local authority in whose district the land the subject of the application is situated.

9.2 In addition to those above, the Regulation 9(3) requires the Department to decide which persons (if any) who have made representations with respect to the application, should be treated as having sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application.

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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 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 : 15.09.2025

Determining Officer

Signed : S BUTLER

Stephen Butler

Head of Development Management

Customer note

This copy of the officer report reflects the content of the office copy and has been produced in this form for the benefit of our online service/ customers and archive record.