Planning and Design Statement

Andrew Bentley RIBA Chartered Architect 8 Ravens Wharf South Quay Douglas Isle of Man IM1 5BT

RECEIVED ON 27 MAY 2014 DEPARTMENT OF INFRASTRUCTURE

Planning and Design Statement vi Project: New Bin Store, The Castle Arms, Castletown Project no: 1407-GP

Date: May 2014

1400648

RECEIVED DEPARTMENT OF INFRASTRUCTURE PLANNING AND BUILDING CONTROL Town and County Planning Act 1999 State and Officer Initials

RIBA membership number 10802696 ADB registration number 068092C Registered with the Isle of Man Register of Architects

Original
Approx.

New Bin Store at The Castle Arms, Castletown

Planning and Design Statement

Contents

1.0 Site and Surroundings 2.0 Planning History and Policy 3.0 Consultations 4.0 The Proposal 5.0 Summary

Photograph of Present Bin Storage

1.0 Site and Surroundings

1.1 The Castle Arms is a public house located on the western quay of Castletown's middle harbour. The location is both picturesque and historic and has been used as a setting for films.

1.2 The site of the proposed development is on the quayside to the immediate east of the Castle Arms public house on land owned by the department of infrastructure.

1.3 The site is presently used as a quay for the loading and unloading of fishing boats, but the public house's wheelie bins and outdoor furniture have been kept along the eastern elevation for a number of years.

1.4 At present there are 9 wheelie bins located on the site, 7 are for general waste and the remaining 2 are for recycling. All parties consulted agree that the present arrangement is not attractive and could be better.

1.5 Heron & Brearley Ltd, the owners of The Castle Arms, do not have a yard or any outdoor area within their ownership in the vicinity. The bins therefore need to be stored outside.

2.0 Planning History and Policy

2.1 The property is subject to the policies of the Isle of Man Strategic Plan 2007 and the Area Plan for the South 2012.

2.2 The site is within the Castletown conservation area. Environment Policy 35 only permits development that will preserve or enhance the character of the conservation area.

2.3 The Castle Arms public house is a registered building (no 25).

3.0 Consultations

3.1 Department of Infrastructure, Highways Highways have advised that the road is not within their remit and is the responsibility of the harbours division.

3.2 Department of Infrastructure, Harbours Harbours were shown several possible locations for the proposed bin store. Their preference was to locate the bin store against the building rather than have it free standing. Harbours have advised that the site has been used as a film set and they would like the bins store to be demountable. Harbours offered their stores to the south of the site, but these were considered too small for the proposed bins.

3.3 Isle of Man Water & Sewerage Authority The Water & Sewerage Authority have advised that there is a combined sewer under the site and therefore they would like the store to be demountable. The authority has no objection to the proposal.

3.4 Castletown Commissioners Castletown Commissioners have discussed the proposal and have supported it.

3.5 Manx National Heritage Manx National Heritage have discussed the proposal. They would like the store to be demountable and believe that the proposal is an improvement on the present situation.

3.6 Douglas Corporation Waste Management Douglas Corporation, who have the contract for waste collection in Castletown, have advised that they would like to replace the current wheelie bins with two larger bins.

4.0 The Proposal

4.1 A number of options for the bin store were proposed for the consultation.

4.2 The public house would not accept the bin store on the quay area to the north of the Castle Arms as this is an outdoor seating area which receives the afternoon sun, a bin store was not considered compatible with this use.

4.3 The Department of Infrastructure's Harbours offered their stores located further to the south within the old fortifications, but these stores are too small for the bins.

4.4 There was a proposal to locate the bin store further towards the quay edge so that there was

a passage between the bin store and the eastern elevation of the public house. This was opposed by the harbour manager as he felt that they need the space for loading and unloading boats.

4.5 Douglas Borough Council, who are responsible for waste collection, wish to replace the 7 small wheelie bins with 2 large wheelie bins. These bins are 1370mm wide, 1090mm deep and 1300mm high. The two recycling wheelie bins will remain.

4.6 The proposal is to build a demountable structure which will appear to be built in shiplap timber. The structure will be just over 1300mm high so that the top of the bins are obscured, but the lids can still be opened without entering the store. The bin store will have three opening gates on the front to allow the bins to be taken out.

4.7 The bin store will be painted the same colour as the public house.

4.8 The structure will not touch the fabric of the existing Castle Arms public house. The bin store will be fixed to the ground in a manner that will allow it to be easily removed.

5.0 Summary

5.1 The bin store has the support of the local commissioners and Manx National Heritage who consider the present bin storage as unsightly.

The store will therefore enhance the appearance of the conservation area. 5.2 Other options have been considered and ruled out by those consulted. 5.3 The bin store will not touch the existing registered building, The Castle Arms. 5.4 The bin store will be easily removed in the event of filming or should the Water & Sewerage Authority require access.

Photograph of Present Bin Storage