11 October 2019 · Planning Committee
22, Queen Street, Castletown, Isle Of Man, IM9 1pa
The application sought permission to build a two-storey rear extension across the rear yard of a terraced house in Castletown's Conservation Area, providing living/dining space at ground floor and a dressing room with en-suite in the roofspace.
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The Planning Committee rejected the officer's recommendation for approval, determining that although located at the rear, the property lies within Castletown's Conservation Area and the size and appea…
General Policy 2
Requires development to respect site and surroundings in scale, form, design; not adversely affect townscape character or local amenities. Officer noted conflict via RDG application but recommended approval due to rear location; Committee found non-compliant due to Conservation Area impact.
Environment Policy 35
Within Conservation Areas, only development preserving or enhancing character/appearance permitted, protecting special features. Officer acknowledged proposal neither preserves nor enhances due to mansard roof but argued no material worsening in unattractive rear context; Committee ruled size/appearance unsympathetic, overriding officer view.
Planning Policy Statement 1/01 - Policy CA/2 (Conservation Areas)
Cited in refusal alongside EP35 for failing to respect Conservation Area character; specific requirements not detailed but applied to judge extension's sympathetic appearance.
no highway interest in the application
no objection to the works and considers that it will enhance the area
Department of Infrastructure (DOI) Highways Division has no highways interest in the application.
Department of Infrastructure (DOI) Highways Division
No ObjectionNo Highways Interest; NHI on 02.09.19
The original application for alterations, a two-storey rear extension, and natural slate roof replacement was recommended for approval by the planning officer but refused by the Planning Committee due to the extension's size and appearance being unsympathetic to the property's character within the Castletown Conservation Area, contrary to Environment Policy 35 and PPS 1/01 CA/2. Appellants argued the extension would enhance the property using traditional materials, be largely screened from public views, improve internal family living suitability, and fit within the context of existing poor rear extensions. The Council defended the refusal, emphasising the mansard roof's inappropriateness despite the unattractive lane context. The Inspector found the mansard roof out of character with the Georgian property and Conservation Area, failing to preserve or enhance its appearance, and noted additional harm to neighbour amenity. The appeal was dismissed on 19 March 2020.
Precedent Value
Even rear extensions in Conservation Areas must strictly preserve/enhance character using traditional forms; unattractive contexts or prevalent poor extensions do not set precedent for further harm. Future applicants should prioritise subordinate, pitched roofs matching originals and provide robust CA enhancement evidence beyond materials.
Inspector: Michael Hurley BA DipTP
