21 June 2017 · Delegated - Senior Planning Officer Sarah Corlett
Bridge Cottage, Bridge Street, Castletown, Isle Of Man, IM9 1ax
Bridge Cottage is a two-storey stone cottage on the corner of Bridge Street and a pedestrian footbridge over the harbour in Castletown Conservation Area. The proposal sought to erect a new white UPVC lean-to conservatory filling the 6m x 2.5m rear terrace, attaching to the rear elevation with its large sliding sash win…
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The main issue was the impact on the character and appearance of the Castletown Conservation Area and the existing building.
Environment Policy 35
EP35 states: '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.' The officer tested the proposal against this, finding the white UPVC conservatory would block historic fenestration features contributing to character and be visible from The Quay, adversely affecting visual appearance without preserving or enhancing the area.
no highways interest in the current application
no concerns with the proposal
DEFA Inland Fisheries and DOI Highways Division both raised no concerns or interest in the proposed single storey conservatory at Bridge Cottage, Castletown.
DEFA Inland Fisheries
No ObjectionInland Fisheries, DEFA, have no concerns in relation to this development. This is due to the nature the nearby watercourse which is tidal at this point in the lower Silverburn estuary.
Department of Infrastructure (DOI) Highways Division
No ObjectionNo Highways Interest; NHI
The original application for erection of a conservatory on the south-east facing balcony of Bridge Cottage was refused because it failed to preserve or enhance the Castletown Conservation Area per Environment Policy 35 of the Isle of Man Strategic Plan 2016. The appellant argued that similar glazed structures nearby had been permitted and that the rear window and doors do not significantly contribute to the conservation area. The inspector found the proposed conservatory would be incongruous due to its size, materials, prominent waterside location, and obscuring of historic fenestration, harming the conservation area's character. Precedents like structures on Ellan Vannin and Costa coffee shop were distinguished as each case must be considered on its merits. The appeal was dismissed, upholding the refusal.
Precedent Value
This appeal demonstrates that proposals in conservation areas must demonstrably preserve or enhance character on their own merits, even if similar structures exist nearby. Future applicants should prioritise materials and design sympathetic to historic context and avoid obscuring key features.
Inspector: Ruth V MacKenzie BA(Hons) MRTPI
