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21/01248/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 21/01248/B Applicant : Mr & Mrs Edward & Natasha Fick Proposal : Alterations and erection of single storey extension to rear elevation Site Address : 74 Malew Street Castletown Isle Of Man IM9 1LS
Principal Planner: Mr Chris Balmer Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 08.12.2021 __
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. It is considered that the proposed extension would have no adverse impact upon public or private amenities and would preserve the character and quality of the Conservation Area and the individual property and therefore comply with Environment Policy 35 and General Policy 2 of the IOM Strategic Plan 2016, Planning Policy Statement 1/01, Section 18 of the Town and Country Planning Act 1999 and the Residential Design Guide 2021.
Plans/Drawings/Information; This approval relates to the submitted documents and drawings reference numbers all received;
28.10.2021 1 3 4
02.12.2021 2A __ Interested Person Status - Additional Persons
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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.
2.0 THE PROPOSAL 2.1 The application seeks planning approval for alterations and erection of single storey extension to rear elevation.
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.
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.
OTHER MATERIAL CONSIDERATIONS TOWN AND COUNTRY PLANNING ACT 1999 3.5 "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".
3.6 PLANNING POLICY STATEMENT 1/01 "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".
RESIDENTIAL DESIGN GUIDANCE 2021 3.7 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
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development within existing villages and towns, including individual houses, conversions and householder extensions.
4.0 PLANNING HISTORY 4.1 The application site has been the subject of a previous planning applications which are not considered to be materially relevant in the assessment and determination of the current application.
5.0 REPRESENTATIONS 5.1 Copies of representations received can be viewed on the Government's website. This report contains summaries only.
5.1 Representation from the Department of Infrastructure (DOI) Highways Division confirms there is no highway interest in a letter dated 10.11.2021.
6.0 ASSESSMENT 6.1 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 and potential impact upon neighbouring amenities.
Impact upon the Conservation Area/individual property 6.2 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). Environment Policy 35 and Section 18 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 General Policy 2 seeks development respect the site and surroundings and does not affect adversely the character of the surrounding townscape.
6.3 The works are located to the rear of the dwelling and are not publically viewable from Malew Street, which is important to note as the main character and quality of the Conservation Area is more related to the front façade of the property along Malew Street, rather the rear elevation. Having said this, after the amended plans where received to tweak the roof design, it is considered the proposal is appropriate in terms of form, proportion, scale , design and finish to the individual property.
Potential impact upon neighbouring amenities 6.4 The main property most likely to be affected would be Nr 72 Malew Street which is to the south of the site. It is noted the exiting boundary wall of between the site and that Nr 72 has a rear projecting sun room. While the proposed extension would project beyond this neighbouring sun room, it is considered given the; modest size of the proposed extension, the existing boundary wall height, the rear protection of the extension is not significant, the overall design of the extension; and the suns orientation (east to west) in relation to the two properties; the proposal would not significantly affected neighbouring amenities (loss of light, overbearing impact or overlooking) to warrant a refusal and comply with GP2 and RDG.
7.0 CONCLUSION 7.1 Overall, it is considered that the proposed extension would have no adverse impacts upon public or private amenities and would preserve the character and quality of the Conservation Area and the individual property and therefore comply with Environment Policy 35 and General Policy 2 of the IOM Strategic Plan 2016, Planning Policy Statement 1/01, Section 18 of the Town and Country Planning Act 1999 and the Residential Design Guide 2021. The application is recommended for an approval.
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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 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 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 : 09.12.2021
Determining officer Signed : S BUTLER
Stephen Butler
Head of Development Management
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