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                                                 16/00504/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 16/00504/B Applicant : Mrs Rosamund Lardner Proposal : Installation of a replacement front door canopy Site Address : Croft End 2 The Crofts Castletown Isle of Man IM9 1LY

Case Officer : Miss Lucy Kinrade Photo Taken : 18.05.2016 Site Visit : 18.05.2016 Expected Decision Level : Officer Delegation

Officer’s Report

1.0 SITE 1.1 The application site is the residential curtilage of Croft End, 2 The Crofts, Castletown, a semi-detached two storey dwelling located in a section of the Conservation Area of Castletown that lies between Malew Street and Arbory Road.

1.2 The property lies along a street that has retained many of its original features which contribute to the character and the appearance of the Conservation Area.

2.0 PROPOSAL 2.1 The current planning application seeks approval for the replacement of the existing damaged canopy above the front entrance with a new canopy that is free of failure.

2.2 The proposed canopy will sit slightly lower that the existing canopy, it will be 200mm deep and 400mm wide and finished in a dark grey waterproof covering and timber fascia with a lead cover flashing.

2.3 Beneath the canopy will be the new proposed 600mm hardwood brackets that will support the canopy.

3.0 PLANNING HISTORY 3.1 Planning approval was granted in 1994 under PA 94/00819/B for external alterations to the rear of the dwelling.

4.0 PLANNING POLICY 4.1 The application site is in an area zoned as "Predominantly Residential" identified on the Castletown Local Plan 1990. It is also within the Castletown Conservation Area.

4.2 Due to the location of the site and the proposed works, we must consider all relevant policies from The Isle of Man Strategic Plan 2016 in particular Environmental Policy 35 and General Policy 2 which are considered specifically material in the assessment of this current planning application -

Environment Policy 35: "Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development."

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                                                 16/00504/B
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General Policy 2: 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: a) is in accordance with the design brief in the Area Plan where there is such a brief; 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."

5.0 REPRESENTATIONS 5.1 Castletown Commissioners have no objection to the current planning application (22/05/2016). 5.2 The Department of Infrastructure Highway Services have indicated that there is no highways interest in this planning application (09/5/2016).

6.0 ASSESSMENT 6.1 The application seeks approval for the installation and replacement of the windows of the front elevation. The fundamental issues to consider in the assessment of this planning application are; (i) the impact of the proposed development on the character and appearance of the existing dwelling, (ii) the impact of the proposal on the surrounding area and local environment, (iii) whether the proposal would preserve or enhance the Conservation Area in which the property stands. 6.2 The current canopy is subject to failure, from the outside you can see how the canopy is falling away from the wall and sloping down to one side. As a result of this it is causing significant water ingress to the internal hallway of the property, just inside the front door. 6.3 The replacement canopy will be of a similar size and style to that of the existing. The biggest difference will be in the increase size of the brackets, however the property next door currently uses a bracket of a similar size to that which is proposed by this application. It is therefore anticipated that this will improve the uniform appearance of the two dwellings and enhance the overall appearance. 6.4 There was a discussion with the agent regarding the finish of the proposed canopy. The original drawing indicated the canopy was to be finished in felt, it was then suggested that although felt would be replacing what was previously there, it would be seen as an enhancement to the Conservation Area if the canopy was to be of a more traditional rolled lead finish. 6.5 Due to the cost implications of using rolled lead for the entire canopy the owner has negotiated a middle ground where by the canopy will be finished in a dark grey waterproof covering with a lead cover flashing. 6.6 The top of the canopy itself will only be seen from upper levels of the dwelling and upper levels of the neighbouring properties, the lead cover flashing that will encase the sides of the canopy will be visible from ground level and passers-by and therefore deemed to have a significant impact on the street scene and the Conservation Area. The compromise of the finish is suitable and appropriate.

7.0 RECOMMENDATION 7.1 On balance the application is considered acceptable and will be an enhancement to the property. It complies with the relevant polices of the Isle of Man Strategic Plan 2016, in particular Environmental Policy 35 and the Peel Local Plan 1989 and therefore recommended for an approval.

8.0 PARTY STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons: (a) The applicant, or if there is one, the applicant's agent; (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested;

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                                                 16/00504/B
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(c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material, in this case the highways division of the Department of Infrastructure and (e) The local authority in whose district the land the subject of the application is situated.

With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 16.06.2016

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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

This approval relates to drawing number 4475 / S1 received on 4th May, 2016 and 4474 / P1B received on 15th June, 2016.

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

Decision Made : Permitted

Date: 28.06.2016

Determining officer

Signed : S CORLETT Sarah Corlett

Senior Planning Officer

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