189908

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                                      24/00079/GB                                     Page  1  of  6

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No. : 24/00079/GB Applicant : Mr Roger & Mrs Michelle Davies Proposal : Proposed replacement of existing hipped roof and flat roof structures to the existing single storey building at the rear of the property (in association with 24/00081/CON) Site Address : Crofton The Crofts Castletown Isle Of Man IM9 1LW

Principal Planner: Mr Chris Balmer Photo Taken : Site Visit : Expected Decision Level :

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 27.02.2024 __

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.

C 2. The replacement first floor window to the rear elevation as shown on drawing 11 shall match the design, material and method of opening as the existing window and shall be retained thereafter.

Reason: In the interest of the special character and interest of the Registered Building

This application has been recommended for approval for the following reason. As outlined in this report the main concern of the application centres on the Registered Building (Nrs 261) and the proposed alterations to it. As outlined it is considered the new roofing works to the rear elevation and internal and other associated works would all preserve the building and its setting. Therefore the proposal would comply the i.e. Section 16 (3) and 18(4) of the Town and Country Planning Act (1999) Statutory test and the IOMSP EP32 & 34, SP 4 and GP2 and Planning Policy Statement 1/01.

Plans/Drawings/Information; This approval relates to the submitted documents and drawing all received on 24.01.2024.

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Interested Person Status - Additional Persons

None __

Officer’s Report

1.0 THE APPLICATION 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. A further single storey extension was then added to the rear of the property in the early 1990's. It is this rear single storey extension that is subject to this planning application.

2.0 PROPOSAL 2.1 The application seeks approval to replacement of existing hipped roof and flat roof structures to the existing single storey building at the rear of the property (in association with 24/00081/CON).

2.2 The works involve the removal of the existing hipped roof and flat roof section over the single storey structure to the rear of the property and replacement with a new hipped roof structure (vaulted internally) and section of flat roof to link the existing structure to the main building.

2.3 The applicants have also indicated; "As part of the re-modelling works, the applicant would like to move the Kitchen into the former Dining Room (single storey extension to the rear) and open up the wall between the new Kitchen and Breakfast area to create a more open plan space suitable for modern family life. The Kitchen / Breakfast area would then become the heart of family living and the applicant would like to increase this open plan feel by vaulting the internal ceiling within the Kitchen area." 2.4 And "Unfortunately following investigation by the Structural Engineer, the existing hipped roof structure has been found to be a proprietary trussed rafter system, utilised as part of a lightweight roof construction. Removal of the ceiling member of these roof trusses has been explored by the Structural Engineer who advised the structural integrity of the roof structure would not be maintained and significant strengthening works would be required" 2.5 And "As the existing hipped roof structure must be removed to create a vaulted ceiling, the applicant would like to take the opportunity to raise the level of the flat roof link between the Kitchen & main building to increase the internal ceiling height of this flat section. Accordingly, these proposals allow for removal of the existing flat roof construction and construction of a new flat roof approximately 400mm higher to allow the ceiling height in the Breakfast room to be extended into the Kitchen space through an opening increased in width." And 2.6 "A consequence of raising the flat roof level is the impact on the bedroom window above. It is proposed the existing bedroom window and sill are removed and the opening height built up by 350mm to accommodate the new flat roof level. A new timber window with glazing bars of similar proportion and design to the existing first floor windows will then be installed."

3.0 PLANNING HISTORY 3.1 The following application is considered relevant in the determination of this current application;

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                                      24/00079/GB                                     Page  3  of  6

3.2 Registered building consent for replacement of existing hipped roof and flat roof structures to the existing single storey building at the rear of the property RB261 (in association with 24/00079/GB) - 24/00081/CON - PENDING CONSIDERATION

4.0 KEY DOCUMENTS 4.1 Material Considerations

Town and County Planning Act 1999 4.2 Section 10(4) of the Town and Country Planning Act states: "In dealing with an application for planning approval... the Department shall have regard to - (a) The provisions of the development plan, so far as material to the application, (b) Any relevant statement of planning policy under section 3; (c) Such other considerations as may be specified for the purpose of this subsection in a development order or a development procedure order, so far as material to the application; and (d) All other material considerations."

4.3 Section 16(3) of the Town and Country Planning Act (1999) states, "In considering - (a) whether to grant planning approval for development which affects a registered building or its setting, or (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".

4.4 Section 18(4) of the Town and Country Planning Act (1999) states, "(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".

4.5 In light of (a) above, it is considered that two key documents are: o Area Plan for the South; and o The Isle of Man Strategic Plan (2016).

Area Plan for the South 4.6 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. The Building is also a Registered Building Nr 261.

Isle of Man Strategic Plan (adopted 2016) 4.7 In light of the above, it is considered the policies from the Isle of Man Strategic Plan (adopted 2016) set out below are relevant in the determination of this application.

4.8 Strategic Policy 4 states: "Proposals for development must: (a) Protect or enhance the fabric and setting of Ancient Monuments, Registered Buildings (1), Conservation Areas (2), buildings and structures within National Heritage Areas and sites of archaeological interest; (b) protect or enhance the landscape quality and nature conservation value of urban as well as rural areas but especially in respect to development adjacent to Areas of Special Scientific Interest and other designations; and

(c) not cause or lead to unacceptable environmental pollution or disturbance."

4.9 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: (a) is in accordance with the design brief in the Area Plan where there is such a brief; (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;

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(c) does not affect adversely the character of the surrounding landscape or townscape; (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; (e) does not affect adversely public views of the sea; (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; (g) does not affect adversely the amenity of local residents or the character of the locality; (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; (j) can be provided with all necessary services; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption."

4.10 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."

4.11 Environment Policy 34 states: "In the maintenance, alteration or extension of pre1920 buildings, the use of traditional materials will be preferred."

4.12 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."

4.13 Planning Policy Statement 1/01 - Conservation Of The Historic Environment Of The Isle Of Man

5.0 CONSULTATION RESPONSES Full comments can be viewed via the online planning website.

5.1 Government Departments DOI Highway Services comment they have no highway interest (02.02.2024).

6.0 ASSESSMENT 6.1 Main Issues o Statutory test (Town and County Planning Act 1999); and o Impacts upon the Conservation Area/Registered Building and the visual amenities of the street scenes (StP 4, GP 2, EP 4, 30, 32, 34, 35 & 42 of the IOMSP).

Statutory test 6.2 Firstly, given the proposals involves the alteration of a Registered Buildings, the first consideration is the statutory test, which have significant material planning consideration which are outlined within the Town and County Planning Act 1999.

6.3 It is necessary to apply the Conservation Area statutory test as referenced in sections 4.3 and 4.4 of this report on whether the proposal would preserve or enhance the Conservation Area and 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.

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6.4 The proposals are to the rear elevations and not publically visible, perhaps only the upper sections from the bowling green to the northeast of the site. The changes are namely the replacement of the original roof the of the extension built in the 1990's with a very similar hipped roof in terms of design, height and finish and replacement of the existing flat with roof a slight taller flat roof (0.4m) linking the extension to the main dwelling. Internal works in the way of the opening of the existing entranceway between the main dwelling the rear extensions is also proposed. Overall it is considered the works proposed would preserve (neutral impact) the buildings character and appearance and would preserve the appearance and character of the Conservation Area.

Impact upon the Conservation Area/Registered Building and the visual amenities of the street scene 6.5 The Planning Department has a duty to determine whether such proposals are in keeping with not only the individual building, but the special character and quality of the area as a whole. With this in mind it is very relevant to consider Environment Policy 35 of the Isle of Man Strategic Plan (adopted June 2016). This policy indicates that development within Conservation Areas will only be permitted if they 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. Further, Sections 18(3) and 18(4) of the Town and Country Planning Act (1999) as mentioned above, also requires that the desirability of preserving or enhancing its character or appearance in the exercise.

6.6 For the reason outlined previously (par 6.2.2 to 6.2.4) it is considered the proposals are acceptable and would preserve the character and appearance of the Conservation Area and ensure the preservation of the existing building, its setting and its features of special architectural/historic interest which it possesses.

7.0 CONCLUSION 7.1 As outlined in this report the main concern of the application centres on the Registered Building (Nrs 261) and the proposed alterations to it. As outlined it is considered the new roofing works to the rear elevation and internal and other associated works would all preserve the building and its setting. Therefore the proposal would comply the i.e. Section 16 (3) and 18(4) of the Town and Country Planning Act (1999) Statutory test and the IOMSP EP32 & 34, SP 4 and GP2 and Planning Policy Statement 1/01.

7.2 Accordingly, for these reasons it is recommended the application is 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

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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 the Acting Head of Development Management 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 : 28.02.2024

Determining officer

Signed : A MORGAN Abigail Morgan

Acting Head of Development Management

Customer note

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