DEC Officer Report

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No.: 23/01261/GB Applicant: Mr & Mrs Roger & Michelle Davies Proposal: Replacement of Conservatory at rear of property (in association with RB application 23/01262/CON) Site Address: Crofton The Crofts Castletown Isle Of Man IM9 1LW Technical Officer: Mr Thomas Sinden Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 18.12.2023

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 proposal meet the tests of Section 16 and 18 of the Town and Country Planning Act 1999, and the tests of General Policy 2, Strategic Policy 4, Environment Policy 32 and Environment Policy 35 of the Strategic Plan 2016, as the special interest of the Registered Building and Conservation Area is being preserved and protected, and the proposal respects the character of the surrounding townscape. It is therefore judged that the application is acceptable.

Plans/Drawings/Information;

This decision relates to drawings 01, 02, 03A and 33841, together with the other supporting information submitted on 1st November 2023. _______________________________________________________________

Interested Person Status

Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 THE SITE - 1.1 The site is Crofton, The Crofts (RB 261), Castletown. The property was built sometime between 1850 and 1861, for an advocate named John Moore Jeffcott. The house is constructed in local Limestone, has a distinctive and unusual design, and retains much of its historic detailing.

2.0 THE PROPOSAL - 2.1 The application seeks approval to replace an existing rear conservatory with an aluminium framed conservatory on the same footprint. The proposed conservatory would have a centrally positioned external double door, and a Manx stone faced dwarf wall around its base.

3.0 PLANNING POLICY. - 3.1 The site lies within an area designated on the Area Plan for the South 2013 as predominantly residential, and within the Castletown Conservation Area. The site is not in an area at risk of flooding. - 3.2 TOWN AND COUNTRY PLANNING ACT 1999 S16 Registered buildings: supplementary provisions

• (3) In considering (b) whether to grant registered building consent for any works, the relevant Department shall have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses. S18 Designation of conservation areas
• (4) Where any area is for the time being a conservation area, special attention shall be paid to the desirability of preserving or enhancing its character or appearance in the exercise, with respect to any buildings or other land in the area, of any powers under this Act.

3.3 National policy: THE ISLE OF MAN STRATEGIC PLAN 2016

General Policy 2 Strategic Policy 4 Environment Policy 32 Environment Policy 35

3.4 Planning Policy Statements: 1/01 Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man

POLICY RB/3 POLICY RB/5

3.5 Planning Circular 1/98: The Alteration And Replacement Of Windows Category a) Registered Buildings

If the original windows are still in place they should be preferably repaired. If the repair is impracticable, replacement windows MUST BE THE SAME as the originals in all respects, including the method of opening, materials and detailed design. This policy will be strictly applied other than where the particular circumstances are so exceptional as to justify a relaxation.

4.0 PLANNING HISTORY - 4.1 Reference Number: 85/00663/A Status: Permitted Proposal: Approval in principle to demolish existing building and erect dwelling with garage, Plot of land adjacent to Crofton, The Crofts, Castletown

Reference Number: 90/00998/A Status: Permitted Proposal: Approval in principle for external alterations, Crofton, The Crofts, Castletown.

Reference Number: 90/01560/B Status: Permitted Proposal: Alterations to dwelling, conversion of coach house to flat & double garage and rebuilding store, Crofton, The Crofts, Castletown.

Reference Number: 92/00439/B Status: Permitted Proposal: Construction of garden room, Crofton, The Crofts, Castletown.

• Reference Number: 94/00591/B Status: Permitted Proposal: Installation of new window, Crofton, The Crofts, Castletown.
• Reference Number: 95/01023/B Status: Permitted Proposal: Erection of porch and conservatory, Crofton, The Crofts, Castletown.

Reference Number: 05/01332/B Status: Permitted Proposal: Installation of an electric meter box to side elevation (Conservation Area)

• Reference Number: 17/01064/GB Status: Refused Proposal: Erection of a rear conservatory (in association with 17/01065/CON)
• Reference Number: 17/01065/CON Status: Refused Proposal: Registered Building consent for the erection of a rear conservatory (in association with 17/01064/GB) Registered Building Nos. 261

• Reference Number: 23/01126/GB Status: Permitted Proposal: Replacement of lounge window, two kitchen windows and roof lights (in association with registered building consent application 23/01127/CON)
• Reference Number: 23/01127/CON Status: Permitted Proposal: Registered building consent to replace side elevation lounge window, two kitchen windows, roof lights on main roof, widening of internal opening, alteration to fire places and alteration to plan form at first floor level - RB 261 (in association with 23/01126/GB)

• Reference Number: 23/01161/B Status: Permitted Proposal: Proposed renovation of existing Garden Store including replacement window and new roof light

• Reference Number: 23/01162/CON Status: Permitted Proposal: Registered Building consent for installation of replacement window and new roof light to garden store - RB 261

5.0 REPRESENTATIONS - 5.1 The D.O.I. Highways Division have stated that there is no highways interest in the application (09.11.2023).

6.0 ASSESSMENT - 6.1 The pertinent issue to be assessed by this application is the impact of the proposed alterations on the special interest of the registered building and the special character of the conservation area. - 6.2 The application proposes to replace the existing rear conservatory with an aluminium framed conservatory on the same footprint. Whereas the existing conservatory has an access within its side portion, the proposed conservatory would have an external double door centrally positioned along its south-eastern wall. The conservatory is proposed to have a dwarf wall 0.8m high finished in Manx stone. The existing conservatory is not historic, approved in 1995, and is not considered to contribute to the building's special interest. The proposed conservatory is in a form that is judged to be traditional for a garden room, greenhouse or orangery associated with a mid-19th century high status dwelling. In addition to this, the use of Manx stone to face the dwarf wall and metal framework is considered appropriate. With these factors in mind, the proposed conservatory is judged to preserve the special character of the registered building, conservation area and surrounding townscape.

7.0 CONCLUSION - 7.1 It is judged that the proposals meet the tests of Section 16 and 18 of the Town and Country Planning Act 1999, and the tests of General Policy 2, Strategic Policy 4, Environment Policy 32 and Environment Policy 35 of the Strategic Plan 2016, as the special interest of the Registered Building and Conservation Area is being preserved and protected, and the proposals respect the character of the surrounding townscape. It is therefore recommended that the application be approved.

8.0 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

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 and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.

Decision Made : Permitted Date: 20.12.2023 Determining officer Signed : J SINGLETON Jason Singleton Principal Planner

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