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19/00092/CON Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 19/00092/CON Applicant : Dr Sarah Whetstone Proposal : Registered Building consent for the demolition elements relating the application 19/00091/B Site Address : Croft End 2 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: 04.03.2019 __
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.
Plans/Drawings/Information:
This decision relates to the two drawings reference JTM1814-P-01 and to JTM1814-P-02, JTM1814-P-03 and JTM1814-P-04 all received on 29th January, 2019.
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Interested Person Status - Additional Persons
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Officer’s Report
THE SITE 1.1 The site is the curtilage of a semi-detached two storey house, 2, The Crofts, which sits towards the Malew Street end of this short street which links Malew and Arbory Streets. The two properties are not identical: number 4, alongside is slightly less tall but higher at eaves level due to a heavy parapet which number 2 does not have. Number 4 has a centrally positioned door and flat roofed canopy above whereas number 2 has its front door offset to the
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19/00092/CON Page 2 of 4
right with a smaller flat roofed canopy above, and a simpler, flat frontage, compared with the angled, two storey bays on number 4.
1.2 At the rear, the gardens are also not identical, the garden of number 2 wrapping around the rear of number 4 leaving this property with a small rear yard which is around 5m long. Access to the rear of this property, as with number 2 is from the rear, accessed from further south west along The Crofts between Garey Voallitt and 7, The Crofts, behind Garey Voallitt and through an open area which includes a number of garages, some of which belong with number 2. The garden of number 2 then spreads across the width of both of the properties up to a point 5m from the rear of number 4. Number 2 also has pedestrian access through a gate from a narrow lane which runs parallel with the gable of the property.
1.3 Both properties are different from the other at the rear, number 2 having a two storey angled bay and number 4 being flat but with a stepped rear elevation and a single storey mono-pitch roofed annex which abuts the boundary with number 2. The two storey annex at number 2 has an inset window at first floor level, a two storey monopitch roofed at the north eastern end and a flat roofed single storey annex running rearward from that, both extensions extending just under 4m from the rear elevation. The two storey angled bay sits 600mm from the boundary with number 4.
1.4 The side elevation has two windows within it, at first and attic level, both framed in uPVC, one a single light and one with a central horizontal glazing bar.
1.5 The property to the north east, Croft Beg, has a large tree in its garden which screens much of the side elevation of number 2.
1.6 The upper part of both properties are visible from the bowling green opposite and from The Crofts itself. The rear is not publicly visible.
THE PROPOSAL 2.1 Proposed in a contemporaneous application, 19/00092/B, are the following works to alter and extend the dwelling including the following:
i. the installation of two rooflights in the front pitch: these are to be grey coloured framed Conservation type with a central vertical glazing bar ii. installation of a sliding sash window in the ground floor of the side elevation iii. installation of a new pedestrian gate off the side lane, to be the same height and appearance as the existing iv. installation of two large dormer windows on the rear pitch serving an attic level bedroom and a stairwell v. widening of the existing rear bay window, taking it out to the boundary with number 4 and projecting 550mm from the existing rear elevation and incorporating the angled bay in the same position as the existing with sliding sash windows within it vi. erection of a single storey, flat roofed annex with lantern light which projects up 650mm from the level of the flat roof, which is almost 300mm below the top of a proposed parapet, immediately adjacent to the monopitch roofed annex of number 4. This annex will have an additional, high level horizontally proportioned window abutting the lane. It should be noted that there is an extant planning approval for number 4 which rebuilds this annex in a pitched roofed form, the profile of which is shown on the proposed elevation drawing and vii. retention of the existing basement area at the rear, for storage.
2.2 The proposed single storey annex will project out as far as does the proposed annex at number 4 and will be slightly (150mm) higher at eaves level but lower (1200mm) at its apex.
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2.3 In accordance with Section 19 (3) of the Town and Country Planning Act 1999, Registered Building consent is required for any demolition within a Conservation Area. This current application relates only to the demolition works.
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:
3.1.2 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." This is also included with Planning Policy Statement 1/01 - Conservation of the Historic Environment of the Isle of Man.
3.1.3 The building is not Registered so the suite of RB policies are not directly applicable here: EP 39 states that there will be a general presumption in favour of retaining buildings which make a positive contribution to the character or appearance of the CA.
PLANNING HISTORY 4.1 Planning approval was granted for works to the front and rear of number 4 (18/00508/B) with a subsequent Registered Building consent application for the demolition at the rear (18/00783/CON). The application property has been the subject of two applications, 94/00819/B for external alterations and 16/00504/B for the replacement of the front entrance canopy, both approved.
REPRESENTATIONS 5.1 Highway Services have no objection to the application (08.02.19).
ASSESSMENT 6.1 The demolition works are at the rear and will have no impact on any fabric of historic or architectural interest, the rear having been altered and extended over time and being subordinate in detail and architectural treatment, to the front.
CONCLUSION 7.1 It is considered that the works comply with the requirements of the relevant Strategic Plan policies and the application is supported.
INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 Article 6(4), 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; (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material (d) Highway Services Division of Department of Infrastructure and (e) The local authority in whose district the land the subject of the application is situated.
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 in Article 6(4) who should be given Interested Person Status.
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19/00092/CON 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: 20.03.2019
Determining officer
Signed : A MORGAN Abigail Morgan
Principal Planner
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