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23/01508/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 23/01508/B Applicant : Mr & Mrs Richard & Tracey Ronan Proposal : Single-storey rear extension to kitchen/dining. Replacement roof and rear timber cladding to improve thermal efficiency. Replacement rear garden lounge. Site Address : 85 Malew Street Castletown Isle Of Man IM9 1LX
Planning Officer: Vanessa Porter Photo Taken : Site Visit : Expected Decision Level :
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 05.04.2024 __
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.
This application has been recommended for approval for the following reason. The proposal complies with Section 18(4) of the Town and Country Act (1999) and Environment Policy 35 of the Isle of Man Strategic Plan 2016.
Plans/Drawings/Information; This decision relates to the following plans and drawings, date stamped received on 9th January 2024; o Covering Letter o Drawing No. 010 o Drawing No. 020 o Drawing No. 030 o Drawing No. 050 o Drawing No. 060 o Drawing No. 061
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Interested Person Status - Additional Persons
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23/01508/B Page 2 of 4
None __
Officer’s Report
THE APPLICATION SITE 1.1 The application site is within the curtilage of 85 Malew Street, Castletown which is a two storey mid terraced property. The front of the property is painted stone, with a slate roof that is slightly raised above the neighbouring properties. The rear garden of the property is at a higher elevation that the ground level of the dwelling.
THE PROPOSAL 2.1 The current planning application seeks approval for but not limited to the following;
PLANNING HISTORY 3.1 There is one previous application upon the site directly which is relevant to the assessment of this application, PA20/00785/B, which was for "Installation of replacement windows and door to front elevation," which was Permitted.
PLANNING POLICY 4.1 The site lies within an area zoned as "Predominantly Residential" on the Area Plan for the South. The site isn't within a Flood Risk Zone but is within a Conservation Area.
4.2 Given the nature of the of the land designation and the property being within a Conservation Area, Section 18(4) of the Town and Country Planning Act (1999) is the most relevant in the assessment of this application. Followed by paragraph 7.29.2, Environment Policy 35 of the Isle of Man Strategic Plan, which set out development in Conservation Areas will only be permitted where they preserve or enhance the character and appearance of the area and Planning Policy Statement 1/98 - The Alteration and Replacement of Windows.
4.3 Also relevant is the Residential Design Guide (2021) which offers advice on the design and in relation to visual impact and the impact on neighbours.
REPRESENTATIONS 5.1 The following representations can be found in full online;
5.2 Highway Services have considered the proposal and state "No Highways Interest." (12.01.24)
5.3 No comments have been received from Castletown Commissioners at the time of writing this report. ASSESSMENT 6.1 The main issues to consider in the assessment of this planning application are:
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23/01508/B Page 3 of 4
6.2 SECTION 18(4) TEST 6.2.1 Due to the proposed works being in a Conservation Area it is necessary to test the application under section 18(4) of the Town and Country Act (1999), see section 4.2 of this report, on whether the works preserve or enhance the Conservation Area.
6.2.2 The proposed works can be seen as two separate parts, firstly the works to the front elevation which is the replacement of the roof and secondly the rest of the works which are concentrated to the rear of the site.
6.2.3 The main impact to the Conservation Area would be the increase of the height of the roof plane by approximately 50mm, which whilst the vantage point of the roof from a public vantage point is minimal due to the change in height will be noticed within the overall streetscene. Whilst this is the case, having discussed the proposal with the agent on behalf of the applicant, they have stated that the extra height will be concealed by lead flashing details.
6.2.4 Overall due to the makeup on the streetscene, most of the properties have varying roof heights, as such whilst the change will be noticeable it won't impact the Conservation Area.
6.2.5 Turning towards the works proposed for the rear, the main works which will be seen from a public vantage point is the upper half of the two storey existing dwelling, which is to be clad. All the other works are unlikely to be seen from a public vantage point, apart from when walking down the private rear lane, due to the properties location within the overall streetscene, whilst this is the case if views are awarded to the property these would be taken within the context of the existing rear elevation of the existing dwellings where there are existing flat roofs and alterations to the rear gardens.
6.2.6 Whilst the main part of the rear will be the cladding to the two storey existing flat roofed extension, the proposal is for this boarding to be coloured grey, which will match in with the existing slate roofs, which means over time, the works will generally not be noticeable within the overall streetscene.
6.2.7 As such with the above in mind the works will pass the Section 18(4) test by preserving the Conservation Area.
6.3 CHARACTER AND APPEARANCE 6.3.1 When looking at the character and appearance of the proposed works on the surrounding area, the main impact would be making sure that the works preserve or enhance the Conservation Area.
6.3.2 As stated above, the works to the front elevation are within a public vantage point and the rear works are outside apart from the upper half of the existing two storey extension are out of the general public vantage point. Overall the re-roofing works and proposed garden room, with works to the rear garden are deemed acceptable for the property and the surrounding area.
6.3.3 The proposed flat roofed extension is acceptable in terms of its form, mass and design by providing additional living space whilst having a minimal impact upon the main dwelling.
6.3.4 Whilst not a feature within the overall streetscene, the proposal to clad the upper half of the property to the rear is deemed acceptable, in this instance. The main reasoning is that the proposal due to its limited public vantage point and with the proposal to use grey, matching in with the existing slate roofs of the surrounding area.
6.3.4 With the above in mind, the proposal will preserve the character and appearance of the streetscene and preserve the Conservation Area as a whole.
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23/01508/B Page 4 of 4
6.4 NEIGHBOURING AMENITY 6.4.1 Turning towards whether the proposed works will have an impact upon neighbouring properties. The majority of the works are to the ground floor level of the main dwelling, with there being substantial walling to both neighbouring sides, which means that it is unlikely that the proposal would impact the neighbouring properties by means of overlooking, perceived or actual, loss of light or overbearing impact. As such the proposal is deemed to be acceptable from this point of view, with there not being any concerns which would warrant refusal.
CONCLUSION 7.1 The proposal is deemed acceptable in terms of their form, mass and design which preserves the overall Conservation Area, and as such complies with Section 18(4) of the Town and Country Act (1999) and Environment Policy 35 of the Isle of Man Strategic Plan 2016.
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 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 : 08.04.2024
Determining officer
Signed : A MORGAN Abigail Morgan
Acting Head of Development Management
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