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Application No.: 07/01359/GB Case Officer : Miss S E Corlett ### Consultations ### Representations None ### Planning Applicant: Cain House Ltd Proposal: Repair works to existing cobbled area, stone steps and stone slabs and erection of two bollards (In association with 07/01360/CON) Site Address: Compton House 9 Castle Street Castletown Isle of Man IM9 1LF **
The site represents the footprint of Compton House, an existing building which sits on the south western corner of Parliament Square, with Castle Street running to the north west of the building. The works in fact stray outside the area defined in red on the submitted plan.
The site lies within an area designated on the Castletown Local and draft Area Plans as Mixed Use. The building is also within the Conservation Area and the building is Registetred (RB 65).
The following applications have been submitted in respect of this site;
Proposed now is:
1) repair and reinstatement of the existing cobbled area in front of the building: some of the beachstone cobbles have disappeared and the proposal is to remove and replace the whole area with new and existing pebbles to match the existing 2) installation of two bollards in the cobbled area, to match the others found in Parliament Square 3) the stone steps leading from the cobbled area to the building entrance are to be repaired using York stone tread and 4) replacement of the existing York stone slabs.
The Conservation Officer has advised that Registered Building consent is not required for the bollards or the repair to the cobbles.
The Society for the Preservation of the Manx Countryside and Environment support the application.
Save Mann's Heritage and Castletown Heritage both share concern that the character and originality of the existing steps and cobbles should not be compromised. It is recommended that professional advice is sought and any work is in conjunction with the Conservation Officer. The Conservation Officer is a professional and his advice has been sought and provided.
The Manx Electricity Authority recommend consultation regarding working practices in relation to existing electricity supplies.
Provided that the cobbles, bollard and treads match the existing this scheme will represent an enhancement of the existing property in accordance with the Conservation of the Historic Environment of the Isle of Man - Planning Policy Statement 1/01.
I have considered the content of the application with particular consideration to POLICY RB/5 ALTERATIONS AND EXTENSIONS as set out within Planning Policy Statement 1/01 together with policies Environment Policy 32 and 33 as set out within the Isle of Man Strategic Plan.
These proposals entail:
The area is according to Castletown Heritage, one of only two or three cobbled areas remaining in Castletown, which makes it very important both to the Conservation Area and the setting of the Registered Building. The proposal is in line with discussions we have had with the applicant and his prospective contractors. The intention is to re-use the existing cobbles and 'piece in' where necessary, beach cobbles to match. The end product will be a level cobbled area laid in a traditional manner.
The siting of the two bollards is intended to stop vehicles crossing or parking on the cobbled area which resulted in its unevenness and the necessity to repair it. As the bollards are found immediately adjacent to the site at the Old House of Keys, this is
acceptable. We must be mindful that too many bollards can affect the character of the Conservation Area, but it is acceptable in this case.
There are areas of previous repair to the stone steps which is evident in the appended photography. Sections of concrete have been poured 'in-situ' and are showing damage. These areas will have new sections of Yorkstone set in with a bull nose profile edge to match the remaining. This is an acceptable approach and one which respects the character of the Registered Building and its location within the Conservation Area.
The slabs in the photos are cracked, especially the one in the left-hand fore ground. We will liaise with the applicants regarding the exact method of replacement.
RECOMMENDATION:
I recommend approval of these proposals.
The Department of Transport and the local authority are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered "interested persons" and as such should be afforded party status.
The Society for the Preservation of the Manx Countryside and Environment, Castletown Heritage and Save Mann's Heritage are not directly affected by this development and as such should not be afforded party status in this instance although their interest in this important historic building is welcome.
The Manx Electricity Authority's comments relate to working practices and not material planning consideration and as such should not be afforded party status in this instance.
Recommendation
Decision Recommended by the Director of Planning and Building Control: Permitted
Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This approval relates to the Location Plan, The Ground Floor Plan and photo Nos. 1, 2, 3 and 4 all date stamped 13th July 2007.
C 3. Prior to the commencement of the development, a sample of the York stone must be submitted for consideration and approval by the Planning Authority.
C 4.
Prior to the commencement of the development, a sample panel of cobbles (approximately 1 metre x 1 metre) must be prepared (to indicate the stone type and layout of the cobbling) on site, for inspection by the Conservation Officer and approval by the Planning Authority.
N 1.
The applicant is advised to liaise with the Department’s Conservation Officer regarding these works.
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