170238

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                                      18/00783/CON                                     Page  1  of  4

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 18/00783/CON Applicant : Mr Mike & Mrs Carol Dee Proposal : Registered Building consent for demolition of the rear outbuildings (in connection with PA 18/00508/B) Site Address : 4 The Crofts Castletown Isle of Man IM9 1LY

Principal Planner: Miss S E Corlett Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 03.09.2018 __

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

C 1. The works hereby granted registered building consent shall be begun before the expiration of four years from the date of this consent.

Reason: To comply with paragraph 2(2)(a) of schedule 3 of the Town and Country Planning Act 1999 and to avoid the accumulation of unimplemented registered building consents.

C 2. This consent relates to the demolition of the rear outlets as shown in the approved drawings and to no other works.

Reason: The building is not Registered and as such, all that is within the control of this application is the demolition of the outlets as provided for by Section 19 (3) of the Town and Country Planning Act 1999.

Plans/Drawings/Information:

This decision relates to drawings 1711-100, 1711-101, 1711-102 all received on 25th July, 2018.

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Interested Person Status - Additional Persons

It is recommended that the owners/occupiers of the following properties should not be given Interested Person Status as they are not considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 6(4):

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Garey Voallit as they do not refer to the relevant issues in accordance with paragraph 2C of the Policy and they have not explained how the development would impact the lawful use of land owned or occupied by them and in relation to the relevant issues identified in paragraph 2C of the Policy, as is required by paragraph 2D of the Policy.

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Officer’s Report

THE SITE 1.1 The site is the curtilage of an existing dwelling, 4, The Crofts which is half of a pair of semi- detached houses which sit on the north western side of The Crofts, towards its north eastern end. To the south west of the property is a modern, detached dwelling, Garey Voallit and to the north east is the other half of the pair, number 2. To the north east of that is another modern property, Croft Beg.

1.2 The pair of properties, numbers 2 and 4 are different from each other in many ways: number 4 is taller and wider and whilst number 2 is a relatively simple traditional cottage, number 4 has a heavy parapet wall which hides much of the roof, two sets of two storey projecting three sided, angled bays and a painted finish which covers over heavily pointed regular coursed stonework. The front door of the application property is a solid, panelled one with a rectangular fanlight above and shielded by a flat canopy supported by two metal brackets, painted black.

1.3 The application property has two first floor windows in the south western gable which is visible from the street, the gable being finished in unpainted stonework and with a striking profile of the double pitch with a matching chimney breast on each.

1.4 The rear of the property is not publicly visible and is plainer than the front, with two single storey annexes, one being built on the boundary with number 2 and number 2 having a similar annex on the other side of its rear garden.

1.5 The rear garden of number four is in two parts: there is a small yard and narrow walkway from the vehicular access, between the rear gardens of Garey Voallit and number 2. On the north western side of the vehicular parking area, which includes a double garage, there is a much larger garden which has trees and shrubs forming the boundary with the parking area and a pedestrian gate within the wall which separates the two areas. At some point, the rear garden immediately behind number 4 has been absorbed into the rear garden of number 2. Immediately behind the small rear yard, on the boundary with the rear garden of number 2 as it wraps around the rear of number 4, is a low wall and shrubs creating a screen between the two areas.

THE PROPOSAL 2.1 Proposed is Registered Building consent for the demolition of the rear annex which is required to facilitate a development which was approved by the Planning Committee on 13th August, 32018 (18/00508/B).

2.2 Registered Building consent is required as the property lies within a Conservation Area, under Section 19 (3) of Town and Country Planning Act 1999.

PLANNING POLICY 3.1 The site lies within an area designated on the Area Plan for the South (2013) as Residential and within the town's Conservation Area. As such, the development is expected to comply with the following Strategic Plan policies:

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Environment Policy 30: "There will be a general presumption against demolition of a Registered Building. In considering proposals for demolition or proposed works which would result in substantial demolition of a Registered Building, consideration will be given to:

the condition of the building; the cost of repairing and maintaining it in relation to its importance and the value derived from its continued use (based on consistent long-term assumptions); the adequacy of efforts made to retain the building in use; and the merits of alternative proposals for the site."

3.2 Environment Policy 39: "The general presumption will be in favour of retaining buildings which make a positive contribution to the character or appearance of the Conservation Area."

3.3 PPS101 provides the following advice on demolition within a Conservation Area:

POLICY CA/6 DEMOLITION "Any building which is located within a conservation area and which is not an exception as provided above, may not be demolished without the consent of the Department. In practice, a planning application for consent to demolish must be lodged with the Department. When considering an application for demolition of a building in a conservation area, the general presumption will be in favour of retaining buildings which make a positive contribution to the character or appearance of the conservation area. Similar criteria will be applied as those outlined in RB/6 above, when assessing the application to demolish the building, but in less clear cut cases, for example, where a building could be said to detract from the special character of the area, it will be essential for the Department to be able to consider the merits of any proposed new development when determining whether consent should be given for the demolition of an unregistered building in a conservation area. Account will be taken of the part played in the architectural or historic interest of the area by the building for which demolition is proposed, and in particular of the wider effects of demolition on the building's surroundings and on the conservation area as a whole."

3.4 It should be noted, however, that none of the policies above relate to the demolition of part of a building only.

PLANNING HISTORY 4.1 18/00508/B proposed alterations to the dwelling including replacement windows and roof and the demolition of the two rear annexes and their replacement with a new rear extension. This was approved.

REPRESENTATIONS 5.1 The daughter of the owner of Garey Voallit has had an offer accepted on number 2, on the other side of the application property and currently resides at Garey Voallit. She seeks assurance that this application applies only to the demolition of the rear outlets and not for the works, which are referred to in this application, but which were the subject of 18/00508/B to which they objected (06.08.18).

ASSESSMENT 6.1 The issue is whether the demolition of the rear outlets is acceptable, having regard to the policies referred to in section 3 which seek to preserve the character of the Conservation Area.

6.2 The extensions cannot be publicly seen due to their position at the rear of the property. As such, their loss is not of significance or concern in this respect.

CONCLUSION

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7.1 The proposal accords with the Strategic Plan and Planning Policy Statement 1/01 - Guide to the Conservation of the Historic Environment of the Isle of Man

INTERESTED PERSON STATUS By virtue of the Town and Country Planning (Registered Buildings) Regulations 2013, the following 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; (c) Manx National Heritage; and (d) The local authority in whose district the land the subject of the application is situated

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I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted

Date : 05.09.2018

Determining officer

Signed : S BUTLER

Stephen Butler

Head of Development Management

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