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21/01278/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 21/01278/B Applicant : Castletown Commissioners Proposal : Installation of new French doors to provide access to existing first floor external balcony Site Address : Castletown Civic Centre 1 Farrants Way Castletown Isle Of Man IM9 1NR
Planning Officer: Miss Lucy Kinrade Photo Taken :
Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 20.12.2021 __
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. The application accords with Environment Policy 35 and General Policy 2 (b, c, and g) of the Isle of Man Strategic Plan 2016.
Plans/Drawings/Information; This approval relates to the following drawings and photographs all date stamped as received 27/10/2021: o Site Location Plan o Existing Block Site Plan o Proposed Block Site Plan o Existing First Floor Plan of Boardroom and Library o Proposed First Floor Plan of Boardroom and Library o Existing and Proposed Side Elevation Views o Proposed First Floor Plan of Boardroom and Library enlarged o Photograph of side wall of Boardroom and balcony o Photograph of gable wall of Boardroom and balcony
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21/01278/B Page 2 of 4
Interested Person Status - Additional Persons
None __
Officer’s Report
1.0 THE SITE 1.1 The application site is the extents of the Civic Centre in the middle of Castletown. The existing building is situated along Farrants Way although can be accessed on foot from the main square and Parade.
1.2 The existing building comprises a mix of styles and materials and is made up of both single storey and two storey projections and extensions linking together to provide one building and which is also the main office for the local Commissioners.
1.3 The main entrance into the Civic Centre opens onto a small shared courtyard also home to the recently approved Secret Pizza Company. The main entrance sits within a flat roof extension infilling a section between two projections. This is installed with large glazing and doors. Towards the rear the flat roof connects with the roofslope of the main building, this slope has 4 pairs of rooflights across its length. A roof terrace enclosed with glazed balustrading was approved under PA 19/00459/B. This application also included the replacement of two roof lights with one larger roof light which would provide access out onto the terrace. The balustrade works have been completed but the roof lights have not.
1.4 The site is within the designated Castletown Conservation Area.
2.0 THE PROPOSAL 2.1 The current application proposes the installation of patio doors on side gable providing door access on to the roof terrace.
3.0 PLANNING HISTORY 3.1 There have been a number of previous applications submitted for the site, the most recent and relevant to this application being 19/00459/B which was approved for the replacement of 1 pair of rooflights with a larger roof light and the creation of the glazed balcony area.
4.0 DEVELOPMENT PLAN POLICIES 4.1 The application site is within an area zoned as "Mixed Use" identified on the Area Plan for the South 2013. The site is also within the Castletown Conservation Area. Given the nature of the application it is appropriate to consider General Policy 2 and Environment Policy 35 of the Strategic Plan 2016 along with Section 18 of The Act which seeks to protect the Islands Conservation Areas from harmful; development:
4.2 General Policy 2 states in part: "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:
g) does not affect adversely the amenity of local residents or the character of the locality."
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."
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21/01278/B Page 3 of 4
5.0 REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.
5.1 Castletown Commissioners - no comments received as of 20/12/2021.
5.2 The Department of Infrastructure Highway Services - No Highways Interest (19/11/2021).
6.0 ASSESSMENT 6.1 The main issues to consider in the assessment of the application are the visual impact of the proposed alterations on the character and appearance of the Conservation Area and whether there will be any amenity impacts on the adjacent properties as a result of the proposed roof terrace.
6.2 The existing building is made up of a mix of styles and forms and the proposed patio doors are to be located within that part of the building which is already fairly modern and where they would not look out of place. Nor, given the commercial nature of the area and distance from residences would there be any unacceptable amenity impacts. The enlarged rooflight access as approved in 2019 has not yet been fitted, should this be installed along with the patio doors the combined arrangement would still be considered to have an acceptable impact.
6.3 The application is considered to accord with GP2 and EP35.
7.0 CONCLUSION 7.1 In light of the above findings the proposed works are likely to have an overall negligible visual impact on the existing building and ultimately preserving the general character and appearance of the wider Conservation Area in line with Environment Policy 35 and General Policy 2 (b, c, and g) of the IOM Strategic Plan 2016.
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 __
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21/01278/B Page 4 of 4
I can confirm that this decision has been made by the Director of Planning and Building Control 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 : 22.12.2021
Determining officer
Signed : J CHANCE
Jennifer Chance
Director of Planning and Building Control
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