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Application No.: 24/00077/B Applicant: Mr David & Mrs Jocelyn Callister Proposal: Replace existing single storey kitchen extension and garden room with new single storey kitchen/living extension to the rear of the dwelling Site Address: 40 Malew Street Castletown Isle Of Man IM9 1AF Planning Officer: Hamish Laird Photo Taken: 28.02.2024 Site Visit: 28.02.2024 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 23.05.2024
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 planning application for the replacement of the single storey kitchen extension and garden room with a new single storey kitchen/living extension to the rear of the dwelling is acceptable in both planning and Registered Buildings terms in that they would not unduly detract from the character, fabric and setting of the RB; or, have an unacceptably adverse impact on the character of the Conservation Area given that the proposed works are to be undertaken to the rear of the main dwelling on the site. The proposed works would not unduly impact on the use and enjoyment of neighbouring properties; or, adversely impact on highway safety; and would comply with the principles of General Policy 2, and Environment Policies 32 and 35 of the Isle of Man Strategic Plan 2016. The planning and Registered Building applications are both recommended for approval.
Plans/Drawings/Information;
The development, hereby approved, shall be carried out strictly in accordance with the following approved plans and documents. Namely:
Drawing No.2308/01 - Location Plan; Drawing No.2308/03 - Proposed Plans, Section & Rear Elevation; Architects Design Statement - January, 2024;
as date stamped received 26th January, 2024. _______________________________________________________________ Interested Person Status – Additional Persons None. _____________________________________________________________________________
1.0 THE APPLICATION SITE - 1.1 The property is a traditional Manx terraced three storey stone built dwelling at No.40, Malew Street, Castletown. It is located within an area designated on the Area Plan for the South - Castletown, as being in 'predominantly residential' use and it is also within the Castletown Conservation Area. The site is not within a Flood Risk Area. The front and rear elevations are painted render with a natural slate roof and a rendered chimney stack. There are white UPVC casement windows throughout. The property fronts directly on to Malew Street, and to the rear of the site is a private garden bounded by high stone walls with a gateway to a designated parking area and rear lane which is accessed from Hope Street. - 1.2 The rear of the property has been extended in the past to create a single storey kitchen with a mono-pitched roof and a detached sun room with a flat roof which can only be accessed from the garden. Both are of relatively poor construction and do not integrate well with the main living accommodation or enhance the character of the property. The detached nature of the sun room means that it is infrequently used and only during the warmer months. Generally the rear elevations of adjacent properties along Malew Street have been modernised and extended over the years with a varied mix of extensions, terraces, balconies and outbuildings. It is noted that the rear of the property is not directly overlooked or clearly visible from public view despite being in the heart of the town.
2.0 THE PROPOSAL - 2.1 The current 24/00077/B application seeks approval for: "Replace existing single storey kitchen extension and garden room with new single storey kitchen/living extension to the rear of the dwelling". - 2.2 The proposal is for the existing poor quality kitchen and detached sun room to be replaced with a single storey extension to the rear of the property to create a kitchen/dining area that will open onto the landscaped courtyard garden. A central hall will act as a hub to link the living room, kitchen extension and staircase which leads to the bedrooms. The proposed extension will be built against the rear elevation across the full width of the site. A shallow mono-pitched roof will be finished with a metal standing seam roof incorporating 4 no. low profile roof lights. Dark grey bi-fold doors will allow access to the rear garden and the walls will be a painted smooth render finish to match the existing property. The element of the proposals to employ a shallow mono-pitched roof should provide a coherent internal space that links the kitchen and dining areas. It should also overcome what could be difficult details and junctions if a more traditional pitched roof were considered due to the varying 'ins and outs' of the rear of the building and conflict with the first floor windows. - 2.3 A corresponding application 24/00078/CON seeks approval for: "Registered Building consent for demolition elements to PA 24/00077/B".
3.0 PLANNING HISTORY - 3.1 There are four previous planning applications relating to the property:
89/00690/B - Rebuilding of existing kitchen extension. 40 Malew Street, Castletown. Approved
05/92384/R - Replacement of existing clear corrugated roof with a clear polycarbonate roof and installation of two uPVC windows and double french doors to replace existing window and door) (retrospective) - permitted - 02.03.2006.
20/00352/C - Additional use as Tourist Accommodation - permitted - 19.05.2020. 24/00078/CON - Registered Building consent for demolition elements to PA 24/00077/B pending consideration.
4.0 PLANNING POLICY - 4.1 In terms of local plan policy, the application site is within an area recognised as being 'Predominantly Residential' in the Area Plan for the South (2013). The application site is within the Castletown Conservation Area. - 4.2 Due to the zoning of the site and the proposed works the following policies are relevant in the determination of the application:- - 4.3 General Policy 2 states: "Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development accords with the following relevant elements:
4.4 Environment Policy 32 states: "Extensions or alterations to a Registered Building which would affect detrimentally its character as a building of special architectural or historic interest will not be permitted." - 4.5 Environment Policy 35 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.
5.1 Castletown Commissioners - No comments received by the Report drafting stage (23/5/24) - 5.2 DoI Highway Services (26/2/24) comments: "Highway Services HDC has no interest (NHI) in: 24/00077/B" - 5.3 No third party representations have been received.
6.0 ASSESSMENT - 6.1 Environment Policy 32 sets out planning policy with regard to development affecting Registered Buildings; whereas, Environment Policy 35 sets out the policy with regard to development within a Conservation Area. Environment Policy 32 states that development involving extensions or alterations to a Registered Building which would affect detrimentally its character as a building of special architectural or historic interest will not be permitted." Environment Policy 35 indicates that development should only be permitted within a Conservation Area if it would preserve or enhance the character or appearance of the area and the area is protected against inappropriate development. - 6.2 In this case, the proposal is for the replacement of the existing single storey kitchen extension and garden room with new single storey kitchen/living extension to the rear of the dwelling. The proposal is for the existing poor quality kitchen and detached sun room to be replaced with a single storey extension to the rear of the property to create a kitchen/dining area that will open onto the landscaped courtyard garden. A central hall will act as a hub to link the living room, kitchen extension and staircase which leads to the bedrooms. The proposed extension will be built against the rear elevation across the full width of the site. A shallow mono-pitched roof will be finished with a metal standing seam roof incorporating 4 no. low profile roof lights. Dark grey bi-fold doors will allow access to the rear garden and the walls will be a painted smooth render finish to match the existing property. The element of the proposals to employ a shallow mono-pitched roof should provide a coherent internal space that links the kitchen and dining areas. It should also overcome what could be difficult details and junctions if a more traditional pitched roof were considered due to the varying 'ins and outs' of the rear of the building and conflict with the first floor windows. - 6.3 The existing extension measures approx. 3.84m outward from the main 2-storey part of the rear of the dwelling. The new extension would extend the same depth 3.84m, and would provide an all-in-one rear extension combining a new kitchen/living area as opposed to the existing separate sun room and kitchen. The existing sun room has a flat roof, whilst the kitchen is housed under a mono-pitched roof. The new all-in-one extension would be housed under a shallow pitch, mono-pitched roof of standing seam metal with 4 No. rooflights contained within the roof slope. It would slope gently downward from the rear elevation of the dwelling to its eaves and gutter line. Access onto the rear terrace would be provided from bifold doors serving the kitchen and a pair of outward opening patio doors serving the living room area. - 6.4 The proposed development is considered to be in keeping with the character and appearance of the area and the position of the new extension on the rear of the dwelling, its height, depth, scale and proposed use of materials, would be well-related to the character and appearance of the host dwelling by being constructed in these materials. - 6.5 In visual terms regarding the built form proposed, the impact of the development on the character, fabric and setting of the Registered Building; and, the visual impact on the character and appearance of the Conservation Area, the replacement of the single storey kitchen extension and garden room with a new single storey kitchen/living extension to the rear of the dwelling as shown on the submitted drawings is considered to be acceptable and the proposed development accords with the provisions of Policies GP 2 b) and c); and, Environment Policies 32 and 35 in the Isle of Man Strategic Plan 2016.
6.6 There would be no net impact on the existing residential amenities enjoyed by occupants of any neighbouring dwellings. The main outlook from the bi-fold and rear patio doors would be out onto the terraced and walled rear garden which would curtail any outward views beyond the existing residential curtilage of the property. To the rear of the garden is a parking court.
7.0 CONCLUSION - 7.1 For the above reasons, it is concluded that the planning application for the replacement of the single storey kitchen extension and garden room with new single storey kitchen/living extension to the rear of the dwelling is acceptable in both planning and Registered Buildings terms in that they would not unduly detract from the character, fabric and setting of the RB; or, have an unacceptably adverse impact on the character of the Conservation Area given that the proposed works are to be undertaken to the rear of the main dwelling on the site. The proposed works would not unduly impact on the use and enjoyment of neighbouring properties; or, adversely impact on highway safety; and would comply with the principles of General Policy 2, and Environment Policies 32 and 35 of the Isle of Man Strategic Plan 2016. The planning and Registered Building applications are both recommended for approval.
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:
8.2 The decision maker must determine:
8.3 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot 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: 24.05.2024 Determining officer
Signed : C BALMER Chris Balmer Principal Planner
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