365095

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                                                 25/90793/GB
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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 25/90793/GB Applicant : Manx National Heritage Proposal : Alterations and repairs to building including replacement roof and windows (in association with RB Consent application 25/00794/CON) 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 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. It is judged that the proposal meets the tests of Section 16 and 18 of the Town and Country Planning Act 1999 as the registered building's special interest is being preserved and the character of the conservation area 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 is being protected and preserved. The proposals are also judged to meet the tests of General Policy 2 as the proposed repairs would respect the site and its surrounding as well as causing no adverse impact to the character of the surrounding townscape. 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. __

Right to Appeal

It is recommended that the following organisations should NOT be given the Right to Appeal:

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                                                 25/90793/GB
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Castletown Commissioners - No objection __

Officer’s Report

1.0 THE SITE

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 proposes 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. The application is in association with RB Consent application 25/00794/CON.

3.0 PLANNING POLICY

3.1 Although the building has not formed part of the Castle Rushen complex for approximately 200 years, the property is included within the Castle on the Area Plan for the South 2013, and as such is in an area defined as Civic, Cultural or Other Use.

3.2 National policy: THE ISLE OF MAN STRATEGIC PLAN 2016

General Policy 2 Strategic Policy 4 Environment Policy 32 Environment Policy 34 Environment Policy 35

3.3 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.

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                                                 25/90793/GB
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S18 Designation of conservation areas (4) Where any area is for the time being a conservation area, special attention shall be paid to the desirability of preserving or enhancing its character or appearance in the exercise, with respect to any buildings or other land in the area, of any powers under this Act.

5.0 PLANNING HISTORY

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

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                                                 25/90793/GB
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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.

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 fascia 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 is judged to not 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.

7.2 Section 18 of the Act requires the Department to pay special attention to the desirability of preserving or enhancing the character or appearance of any conservation area in the exercise of any powers under the Act. In this instance, the application proposes various repairs and alterations in connection with a new use. As discussed in 7.1 above, the works proposed within this application are intended to repair the building. The physical alterations would seek to improve the building's appearance and to preserve its historic fabric. With this in mind, I judge

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                                                 25/90793/GB
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that the special character and appearance of the conservation area would be preserved by the proposals.

Policy Tests 7.3 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 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 and 18 of the Town and Country Planning Act 1999 as the registered building's special interest is being preserved and the character of the conservation area 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 proposals are also judged to meet the tests of General Policy 2 as the proposed repairs would respect the site and its surrounding as well as causing no adverse impact to the character of the surrounding townscape. The application is therefore recommended for approval.

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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9.5 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given the Right to Appeal. __

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.