28 April 2025 · Head of Development Management (Stephen Butler)
Stables & Store, Hope Street, Castletown, Isle Of Man, IM9 1ap
The proposal involves converting the existing funeral directors premises and workshop into a dwelling, including demolition of a rear extension and replacement with a smaller flat-roof extension, new rear windows, replacement roof with rooflights, and alterations to the front elevation such as new windows, doors, and r…
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The officer concluded the proposal has an acceptable residential use in a designated residential area, with in-keeping frontage alterations and acceptable size, scale, and design of rear works, result…
Strategic Policy 4
Protects and enhances conservation areas. Officer assessed front elevation alterations as in-keeping with traditional street frontages after omitting non-original details like pebble dash and dentals, preserving the area's character despite UPVC windows due to local prevalence.
General Policy 2
Sets general standards for acceptable development. Proposal met standards in principle of use, visual impact, amenity, highways, ecology, and flood risk.
Environment Policy 10
Requires provision of flood risk assessment. Site levels show proposed floors 600mm above street level, not increasing flood risk; DOI FRM no objection.
Environment Policy 13
Prohibits increase in flood risk on or off site. Proposal does not worsen existing high tidal flood risk situation.
Environment Policy 34
Requires appropriate traditional materials in pre-1920 buildings. Conditions ensure sliding sash windows, external glazing bars, four-panel door, and recessed rooflights.
Environment Policy 35
Preserves or enhances character and appearance of conservation areas. Front works harmonise with Hope Street properties; rear not publicly visible; less than substantial harm from garage door.
Environment Policy 42
Requires new development appropriate and in keeping with locality. Rear extension smaller, using existing stone wall; new windows in keeping with dwelling use.
Time limit
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.
Front windows sliding sash
Prior to the dwelling hereby approved coming into use all windows on the front elevation as shown on drawing number 2A (with exception to the Juliet balcony, garage top light and front door top light) must be installed in sliding sash and retained as such thereafter. Reason: in the visual interest on the character and appearance of the Conservation Area.
Front windows glazing bars
All windows on the front elevation as shown on drawing number 2A shall be installed with externally fixed/fitted glazing bars and retained as such thereafter. Reason: to ensure any glazing bars are fitted externally and not internally in the interest of character and appearance of the conservation area.
Front door design
Prior to the dwelling hereby approved coming into use the front elevation front door shall be installed in a four panel design in accordance with details shown on drawing number 2A and retained as such thereafter. Reason: the application has been assessed on this basis in the visual interest on the character and appearance of the Conservation Area.
Rooflights recessed
Any roof light installed must be installed using recessed flashing kits as detailed on drawing number 2A and retained as such thereafter. Reason: the application has been assessed on this basis in the visual interest of the character and appearance of the Conservation Area.
No objection - additional information provided, no bird or bat assessment requested, but checks advised prior to works
Do not oppose subject to flood resistant doors, anti-flood bricks, and services fed from above
Do not oppose - no significant negative impact on highway safety, network, or parking due to sustainable location and internal parking
DEFA Ecosystem Policy Officer raised no objection after receiving additional photos, advising checks for bats/birds during works. DOI Flood Risk Management Division issued DNOC with flood resilience conditions.
Key concern: The building is in an area that is subject to tidal flooding
DEFA Ecosystem Policy Team
No ObjectionBased on the additional information and photgraphs sent through, the Ecosystem Policy Team will not be requesting further bat or bird assessment.; No objection
Conditions requested: applicant is still advised to make thorough checks prior to construction and care throughout, and should bats or birds be found or suspected, works must stop and advice be obtained from the Ecosystem Policy Team on 651577
Department of Infrastructure Flood Risk Management Division
Conditional No ObjectionDNOC; The building is in an area that is subject to tidal flooding
Conditions requested: FRM recommend that flood resistant doors are used where possible.; Anti-flood vent bricks are used for low level ventilation.; All services should be fed from above and be placed above the potential flood level.
