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Proposal: 14/00008/B Mr Tom Rowe & Miss Kylie Rollins Alterations, installation of replacement windows and door and erection of an extension to rear of dwelling 26 Hope Street Castletown Isle Of Man IM9 lAP Site Address: Case Officer: Expected Decision Level: Officer Delegation Miss Laura Davy
1.0 THE SITE - 1.1 The application site is the curtilage of 26 Hope Street, Castletown which is a two storey mid terrace property with accommodation within the roof space. The property is situated to the eastern side of Hope Street and backs on to the former Mill Race which then backs on to the Silver Burn River. The property is a traditional mid terrace property of limestone construction. - 1.2 To the north of the application site is 28 Hope Street and to the south is 24 Hope Street, both of these properties have been extended. There is a 1.8m high stone boundary wall between the properties. There is also a stone wall on the rear boundary. - 1.3 Along the north boundary of the rear yard of the application site there are two lean-to annexes, one contains a kitchen, and the other contains a disused outdoor toilet. There is a small yard area to the south of the lean-to annexes.
2.0 THE PROPOSAL - 2.1 The application seeks approval for the erection of a single storey extension finished with a monopitched roof with a flat roof section to either side due to the relationship with the adjoining properties. The extension would be the width of the yard due to its limited size and would project approximately 3.2m towards the rear boundary. The flat roof above part of the extension would project to in-line with the rear boundary wall and would tie-in to the existing limestone boundary wall. - 2.2 TTie extension would be finished with Cedar cladding which over time will weather and will become a grey colour. The windows would be finished with black aluminium and the roof would be fitted with reconstituted interlocking slates with roof light. The gutter and downspout will be in copper. - 2.3 Also proposed is the installation of windows and doors in the front and rear elevations. The windows would be replaced with timber framed sliding sashes and the new doors made of timber.
3.0 PLANNING HISTORY - 3.1 The following previous application is considered to be specifically material in the assessment of the current application:
PA 13/91098/B Replace existing single roof light with two roof lights - approved
4.0 DEVELOPMENT PLAN POLICIES - 4.1 The application site is within an area zoned as "Predominantly Residential" identified on the Area Plan for the South 2013. It is also within the Castletown Conservation Area and the High Risk Flood Zone - River and Tidal. Given the nature of the application it is appropriate to consider General Policy 2, Environment Policy 35, Environment Policy 10 and Environment Policy 11 of the Isle of Man Strategic Plan (20th June 2007). - 4.2 General Policy 2 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:
4.3 Environment Policy 35 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. - 4.4 Environment Policy 10 Where development is proposed on any site where in the opinion of the Department of Local Government and the Environment there is a potential risk of flooding, a flood risk assessment and details of proposed mitigation measures must accompany any application for planning permission. The requirements for a flood risk assessment are set out in Appendix 4.
4,5 Environment Policy 11 Coastal development will only be permitted where it would not:
5.0 CONSULTATIONS - 5.1 Castletown Commissioners has no objections
6.0 ASSESSMENT - 6.1 The application seeks approval for the erection of an extension at the rear of the property, The main issues to consider in the assessment of the application are the impacts upon the character and appearance of the property and street scene, the impacts upon the neighbouring properties and whether it is acceptable In terms of the flood risk impact, - 6.2 The proposed extension would be to the rear of the property but would be visible within the Castletown Conservation Area. The extension would be single storey and would be finished with Cedar cladding which when weathered turns a grey colour. It is considered that the colouring of the Cedar cladding once weathered would respect the limestone finish which is predominant within the Castletown Conservation Area. Timber cladding is visible elsewhere within the Conservation Area particularly Brewery Wharf which is on the opposite side of the Silver Burn. There would also be a connection between the proposed cladding and the timber boats in the harbour.
6.3 There would be bi-foiding doors in the rear elevation which would be powder coated aluminium which would be black in colour. The use of aluminium would result in thinner glazing bars which would result In a light weight appearance. The use of copper down pipes would again add interest to the extension and would weather in time. - 6.4 The rear of the properties aiong Hope Street are characterised by the lean-to extensions, whilst the proposed extension has adopted this general form the proposal has more of a contemporary approach. It is considered that the use of high quality materials would result in an attractive modern extension which would relate well to the existing appearance of the terrace. - 6.5 The neighbouring property 24 Hope Street has an outlet to the rear which has windows in the north elevation which look towards the application site. Whilst the extension would be likely to have some impact upon the outlook from 24 Hope Street there is already a boundary wall which affects this. The lowest part of the lean-to roof would be adjacent to 24 Hope Street and there would be a distance of approximately 1.4m between the side elevation of the proposed extension and the side elevation of 24 Hope Street. Whilst the outlook would be likely to change it is considered that it would not be to such a degree as to adversely affect the amenities of 24 Hope Street. - 6.6 The only outlook from the extension would be to the rear; therefore the proposal would not result in undue overlooking. The roof light in the proposed extension could be overlooked from the first floor windows in the neighbouring properties; however this is a similar situation with all of the properties in the terrace. - 6.7 The application site is within an area which is identified on the Flood Risk Maps as an area which is in the High Risk Flood Zone - River and Tidal. The agent has indicated that the floor level of the proposed extension would not be below the existing floor level. They are also proposing a number of other measures such as the installation of flood boards, installation of a non-return valve, no timber stud walls at ground floor level and any electrics will be above 450mm. These works will be assessed as part of the Building Control application. - 6.8 The Isle of Man Water and Sewerage Authority are satisfied that sufficient measures are being taken in relation to the potential flood issue and Flood Risk Assessment is not necessary in the assessment of the application. - 6.9 There is no parking within the curtilage of the property and therefore the proposal would not affect the level of parking or have an impact upon highways safety. - 6.10 Also proposed is the installation of replacement windows in the front and rear elevations. The large windows in the front and rear would be timber sliding sash with Georgian Glazing bars. Given that the existing windows are timber casements it is considered that the replacement windows would enhance the appearance of the Conservation Area. The smaller window in the rear would be a fixed unit. It is considered that this would have a neutral impact. The proposed front door would also be timber and would be of a traditional design. - 6.11 Overall it is considered that the proposed works would have a positive impact upon the character and appearance of the property and the Conservation Area in general. - 6.12 For the above reasons the application is considered to be acceptable and is recommended for approval,
7.1 The local authority, Castletown Commissioners is, by virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, paragraph 6 (4) (e), considered an "interested person" and as such should be afforded interested person status. - 7.2 The Highways Division of the Department of Infrastructure is, by virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, paragraph 6 (4) (d), considered an "interested person" and as such should be afforded interested person status.
Recommendation
Recommended Decision: Permitted
Date of Recommendation:
Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal 0 : Notes attached to refusals
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C2. The development hereby approved shall not be carried out except in full accordance with the following plans:
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.
Signed :............................. Anthony Holmes Senior Planning Officer Signed :............................. Sarah Corlett Senior Pianning Officer 1' JenniferChance Signed .......... Michael Gallagher Director of Planning and Buiiding Control Development Control Manager
Signed :............
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