13 August 2018 · Planning Committee
4, The Crofts, Castletown, Isle Of Man, IM9 1ly
The proposal at 4 The Crofts, Close-Y-Chairm, Castletown, involved demolishing two rear annexes and replacing them with a single-storey kitchen/dining extension abutting the boundary with No. 2, plus an oil tank in the rear garden, uPVC sliding sash replacement windows, solar tiles on the front roof, a satellite dish, …
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The officer assessed whether the development would preserve or enhance the Conservation Area's character and appearance, be visually acceptable from public views, and avoid adverse impacts on neighbou…
General Policy 2
Requires development to respect site/surroundings in siting, scale, design; not adversely affect townscape character, resident amenity, or locality character; and reduce energy consumption. Officer found proposal compliant as rear extension not publicly visible with neutral/negligible neighbour impact, front elements enhance uniformity, solar tiles promote energy reduction, all visually acceptable in Conservation Area context.
Environment Policy 35
Permits only development preserving or enhancing Conservation Area character, protecting special features. Officer assessed all elements preserve/enhance: windows improve uniformity, solar tiles slate-like via condition, canopy acceptable replacement, rear works invisible, vegetation protected.
Time limit
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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
Replacement windows details
The replacement windows must be sliding sash and incorporate horns underneath the upper sash, to match those existing windows that have such details. Reason: The original windows, if of this style, would have had horns and this is considered appropriate given the location of the property within a Conservation Area.
Oil tank and fencing details
The oil tank and any surrounding fencing that may be required, may not be installed until such times as a drawing and supporting information which illustrates the position of the tank and any fencing has been approved by the Department. The drawing and information must demonstrate how the tank will be installed without immediate or consequent need to remove the existing vegetation which runs alongside the existing boundary with the garage and must identify clearly and accurately the position of any trees and their root spread which must be avoided in the installation of anything which requires excavation or where appropriate measures are taken to avoid damage to the tree(s). The oil tank and any fencing must be installed in accordance with this information. Reason: The existing vegetation not only contributes to the character of the area but will also screen the proposed tank and should be retained if practicable.
Roof tiles details
No new roof tiles may be installed until such times as the details of any new tiles have been approved by the Department and the tiles must be installed in accordance with these details. The tiles must appear as natural slates to match what would have been the original roof material of the property. Reason: The property is within a Conservation Area and any materials should replicate the originals where practicable.
no objection, comments on outward opening gate now removed from proposal, no effect on parking or access
Isle of Man Victorian Society raised multiple concerns about window horns, canopy replacement details, and missing demolition details in a Conservation Area, recommending no horns on replacement windows and detailed canopy plans; Highways has no objection subject to a condition that the bin store gate opens inwards.
Key concern: Replacement windows on front elevation must not have horns to match existing and reflect property's architectural history
Isle of Man Victorian Society
Conditional No ObjectionBUT IF THE PRESENT WINDOWS DO NOT HAVE HORNS THEN THE REPLACEMENTS SHOULD NOT HAVE ANY; Given the location in the Castletown Conservation Area and the importance of The Crofts, the replacement canopy over the front door in timber or fibreglas should not be left to chance. There should be at least a 1:50 scale detail and it should be in timber.; We are pleased to see an original pillar being re-positioned on the front elevation.
Conditions requested: IF THE PRESENT WINDOWS DO NOT HAVE HORNS THEN THE REPLACEMENTS SHOULD NOT HAVE ANY; There should be at least a 1:50 scale detail and it should be in timber
Highway Services Division
Conditional No ObjectionThe proposed gate is shown opening outwards onto the adjacent public footway which is unacceptable as it could obstruct pedestrians.; Highway Services does not oppose the application subject to a planning condition for the new gate to the proposed bin store to open into the site
Conditions requested: Planning condition to ensure the gate opens inwards into the site and not out onto the adjacent highway in the interest of highway safety
Isle of Man Victorian Society
No CommentTHEREFORE ALL THE REPLACEMENT WINDOWS ON THE FRONT ELEVATION SHOULD NOT HAVE HORNS, irrespective of what nearby houses have.; We still feel that details of the replacement should be made available at this stage rather than becoming a reserved matter; We would however seriously ask 'Does the front elevation need a canopy?'
Conditions requested: ALL THE REPLACEMENT WINDOWS ON THE FRONT ELEVATION SHOULD NOT HAVE HORNS
Isle of Man Victorian Society
No CommentThe property is of course in a Conservation Area and therefore we think that there should also be a Registered Buildings Application to alter submitted.
Planning permission was granted for demolition of rear outbuildings, erection of a single-storey rear extension, replacement windows, oil tank, satellite dish, photovoltaic tiles, fencing and entrance canopy at Close-Y-Chairm, 4 The Crofts, Castletown. Neighbouring resident Dr Sarah Whetstone, owner of No 2 The Crofts and resident of adjacent Garey Voalit, appealed claiming the extension would cause shadowing to No 2, excessive glazing causing light pollution and privacy loss to Garey Voalit. The applicants and planning authority defended the scheme, arguing no significant amenity harm, supported by sunlight diagrams. The inspector found no unacceptable loss of privacy, insignificant light pollution or shadowing impacts, concluding the development accords with policy. The appeal was dismissed on 12 December 2018, upholding approval subject to conditions on windows, oil tank, and roof tiles.
Precedent Value
Neighbours appealing granted permissions must provide robust evidence like sunlight diagrams to overcome technical defences; inspectors prioritise existing baseline amenity over speculative harm in established residential areas. Future applicants should anticipate and rebut neighbour claims with measured drawings and separation analysis.
Inspector: Michael Hurley
