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                                      20/00882/B                                     Page  1  of  4

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 20/00882/B Applicant : Mr Martin Evans Proposal : Installation of a replacement slate roof and lead work around dormer window (retrospective) Site Address : 38 Malew Street Castletown Isle Of Man IM9 1AF

Planning Officer: Mrs Vanessa Porter Photo Taken : Site Visit : Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 05.10.2020 __

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. The retrospective works should have a minimal impact on the property and the overall streetscene and as such comply with General Policy 2 and Environment Policy 35 of the Isle of Man Strategic Plan 2016.

Plans/Drawings/Information;

This decision relates to the following plans and drawings, date stamped received on 5th August 2020: o Drawing No. 382-01

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Interested Person Status - Additional Persons

None __

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Officer’s Report

THE APPLICATION SITE

1.1 The application site is the residential curtilage of 38 Malew Street, Castletown, which is a two and a half storey, mid terraced dwelling situated to the eastern end of Malew Street.

1.2 The dwelling has an unusual dormer feature set within its eaves that is formed of five two- over-two window units with horizontal glazing bars, the second and fourth of which are side- hung casement units; the other three appear to be non-opening. Below this, the dwelling has a timber door centrally located and five sliding sash units surround this. All these match the form of the dormer feature above: all are formed of timber and have externally fitted glazing bars.

THE PROPOSAL

2.1 The current planning application seeks retrospective approval to replace the previous felt tiles with a natural slate roof and to install leadwork to the underside of the dormer.

2.2 Both works were done in March 2016.

PLANNING HISTORY

3.1 There are several applications on the site of which the previous is the most relevant PA15/01057/B was for the "Installation of replacement windows to front elevation" and was Permitted.

PLANNING POLICY

4.1 The site lies within an area zoned as Predominantly Residential on the Area Plan for the South, Map 5 Castletown. The property is also within the Castletown Conservation Area.

4.2 Of specific relevance to the assessment of this application is General Policy 2 of the Isle of Man Strategic Plan 2016 General Policy 2 states "Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:

b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; c) does not affect adversely the character of the surrounding landscape or townscape; g) does not affect adversely the amenity of local residents or the character of the locality;

4.3 The application site is also within a Conservation Area and as such Environment Policy 35 is a crucial policy: "Within Conservation Areas, the Department will permit only development which would preserve or enhance the character of appearance of the area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development." This echoes the provision of Planning Policy Statement 1/01, policy CA/2, which states: "When considering proposals for the possible development of any land or buildings which fall within the conservation area, the impact of such proposals upon the special character of the area, will be a material consideration when assessing the application.

REPRESENTATIONS

5.1 Highway Services have No Highways Interest in this application (26.08.20).

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5.2 No comments have been received from Castletown Commissioners at the time of writing this report.

ASSESSMENT

6.1 The fundamental issues to consider in the assessment of this planning application are; (i) the impact of the proposed development on the character of the 38 Malew Street and (ii) whether the windows preserve or enhance the character or appearance of the Castletown Conservation Area. Also of relevance to consider against the assessment of this application is Environment Policy 35 and Planning Policy 1/01.

6.2 Whilst no photographic details have been given on what the previous roof looked like the natural slate roof tiles would be similar in appearance to the previous roof tiles of the main house and due to natural slate being used on several properties within the area they are likely to provide a constant and unbroken appearance throughout the terrace of properties.

6.3 The proposed roof is also such a height that it would not be seen from the main public vantage point. As such there is unlikely to be any impact on the visual or other amenity from either of the neighbouring properties.

6.4 When looking at the lead work around the existing dormer, this is more noticeable in the streetscene but this alteration is something which would be seen on historic buildings as such the alteration show have a minimal impact on the property itself and the streetscene as a whole.

CONCLUSION

7.1 For the above reasons the proposal is considered to comply with General Policy 2 and Environment Policy 35 of the Isle of Man Strategic Plan 2016 and therefore acceptable.

INTERESTED PERSON STATUS

8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: (a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.

8.2 The decision maker must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed above who should be given Interested Person Status __

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                                      20/00882/B                                     Page  4  of  4

I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted

Date: 08.10.2020

Determining officer Signed : C BALMER

Chris Balmer

Principal Planner

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