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21/00866/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 21/00866/B Applicant : Mr Edward & Mrs Natasha Fick Proposal : Replacement of existing roof tiles and installation of rooflights Site Address : 74 Malew Street Castletown Isle Of Man IM9 1LS
Planning Officer: Mr Paul Visigah Photo Taken :
Site Visit :
Expected Decision Level :
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 27.09.2021 __
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 General Policy 2, Environment Policies 34 and 35 of the Isle of Man Strategic Plan 2016, and Planning Policy Statement 1/01.
Plans/Drawings/Information; This decision relates to Drawing Nos. 1, 2, 3, and 4 all received on 26th July, 2021. __
Interested Person Status - Additional Persons
None __
Officer’s Report
1.0 THE SITE 1.1 The application site is the residential curtilage of N0. 74 Maew Street, Castletown, a three storey mid-terrace property situated on the north eastern side of Malew Street opposite the junction with The Crofts. This property which has a mono-pitch roofed extension at the rear is finished in painted render, while its roof is finished in concreate tiles.
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21/00866/B Page 2 of 4
1.2 The properties within the street scene have a mix of roof finishes, although a greater proportion of the properties on Malew Street have their roof finished in slate tiles.
2.0 THE PROPOSAL 2.1 The application seek planning approval for works to the roof which would include the following:
i. Removal of existing Double Roman concrete interlocking roof tiles and their replacement with natural slate roof. ii. Re-rendering of existing chimney stacks using approved nhl lime mortar. iii. Installation of two new Conservation style rooflights (550 x 850mm) complete with recessed flashing kits on rear roof plane of dwelling. iv. Renew all flashings and soakers using code 5 lead.
3.0 PLANNING POLICY 3.1 The application site is situated within a 'Predominantly Residential Area' on the Area Plan for the South (Map 5), and within the Castletown Conservation Area. The site is not within a Flood Risk Area or a Registered Tree Area, and there are no protected trees on site. As such, the following Strategic Plan policies are relevant:
3.2 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:
(b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (c) does not affect adversely the character of the surrounding landscape or townscape; and (g) does not affect adversely the amenity of local residents or the character of the locality. (n) is designed having due regard to best practice in reducing energy consumption.
3.3 Strategic Policy 4: 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;
3.4 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.
3.5 Environment Policy 34 expresses a preference for the use of traditional materials in the maintenance, extension or alteration of pre-1920 buildings.
3.6 Other policies within the Strategic Plan which are considered relevant in the assessment of the proposal are; Infrastructure Policy 5, Community Policy 11, Community Policy 7 and Community Policy 10.
3.7 OTHER MATERIAL CONSIDERATIONS
3.7.1 TOWN AND COUNTRY PLANNING ACT 1999 "S18 Designation of conservation areas (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".
3.7.2 PLANNING POLICY STATEMENT 1/01
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"POLICY CA/2 SPECIAL PLANNING CONSIDERATIONS When considering proposals for the possible development of any land or buildings which fall within the conservation area, the impact of such proposals upon the special character of the area, will be a material consideration when assessing the application".
3.7.3 RESIDENTIAL DESIGN GUIDANCE 2021 3.7.3.1 Whilst not adopted planning policy, DEFA's Residential Design Guidance is a material consideration in the assessment of this application as, "It is intended to apply to any residential development within existing villages and towns, including individual houses, conversions and householder extensions. Section 2.0 on sustainable construction is considered relevant to the current scheme.
5.0 PLANNING HISTORY 5.1 The application site has been the subject of a previous planning application which is not considered to be materially relevant in the assessment and determination of the current application. That application PA 05/01475/B was for the installation of replacement windows and door on the dwelling.
6.0 REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.
6.1 Representation from the Department of Infrastructure (DOI) Highways Division confirms that they 'Do not oppose' in a letter dated 11 August 2021.
6.2 There has been no written representation made regarding the current planning application by the Castletown Commissioners at the time of writing this report, although they were consulted on 3 August 2021.
6.3 No comments have been received from neighbouring properties.
7.0 ASSESSMENT 7.1 The key issue here is whether the proposed works preserve or enhance the character or appearance of the Conservation Area in which the property sits taking into account the special character of the area.
7.2 The proposal to replace the existing concrete roof would involve the use of natural slate on a property which has traditional characteristics and where such material is appropriate and in accordance with Environment Policies 34 and 35 and the Planning Policy Statement 1/01. The works on the chimney stacks would also involve the use of lime which is a common feature with traditional buildings and as such would also comply with the aforementioned policies.
7.3 The works to install the conservation style rooflights are exclusively at the rear and as such the character of the existing property and streetscene of Malew Street would remain unaffected. Granting the top of the rear roof plane may be seen alongside Mill Street, the impact on the character and appearance of the area is considered to be negligible given the type of rooflights proposed. Therefore, the character and appearance of the Conservation Area is preserved.
7.4 Similarly, it is expected that the new roof system will provide the dwelling with a better thermal quality and a more comfortable internal environment throughout both the summer and winter months, which would likely improve the energy efficiency of the dwelling in line with GP 2 (n).
7.5 No other concerns have been noted.
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8.0 CONCLUSION 8.1 It is concluded that the proposal complies with General Policy 2, Environment Policies 34 and 35 of the Isle of Man Strategic Plan 2016, and Planning Policy Statement 1/01 and is supported.
9.0 INTERESTED PERSON STATUS 9.1 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.
9.2 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 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: 29.09.2021
Determining officer
Signed : J SINGLETON Jason Singleton Principal Planner
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