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Application No.: 22/00154/B Applicant: Mr Anthony Thomas Proposal: Replacement garage door Site Address: Garage 1 Brewery Wharf Castletown Isle Of Man IM9 1ES Enforcement/Planning Assistant: Ms Charlotte Gatt Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 28.04.2022
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 proposals meet the tests of Section 18 of the Town and Country Planning Act 1999 as well as General Policy 2, Strategic Policy 4 and Environment Policy 35 of the Strategic Plan 2016, as the character of the Conservation Area are being protected and preserved. The application is therefore judged to be acceptable. Plans/Drawings/Information;
This decision hereby approved relates to drawings and documents submitted to the Department titled; Plans List, Location Map, Supplementary Plan, 1st Floor Plan and Correspondence all date stamped as being received on 25th January 2022.
______________________________________________________________ Interested Person Status – Additional Persons
None _____________________________________________________________________________
Officer’s Report THE SITE
1.1 The site is a single garage (garage number 1 to the rear of flat 5), within a detached garage block associated with the Brewery Wharf apartment development off Victoria Road in Castletown, within the town's Conservation Area. - 1.2 The garage building is single storey with a concrete tiled pitched roof, smooth render wall finish and painted timber garage doors.
2.1 The application proposes to replace the existing painted timber garage door (garage number 1 to the rear of flat, with a metal door that has a powder coated finish with a similar panelled design and is dark brown in colour. PLANNING POLICY - 3.1 The site is within area defined as Predominantly Residential on Map 5 of the Area Plan for the South 2013, and within the town's Conservation Area where Planning Policy Statement 1/01 requires development to preserve or enhance the character or appearance of the area and to take into account in any decision, the special character of the area. The site is within an area defined as High Flood Risk Zone (Tidal).
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.
3.3 National policy: THE ISLE OF MAN STRATEGIC PLAN 2016
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:
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.
3.4 As the site lies within an area of high flood risk, the Strategic Plan Environment Policies 10 and 13 which presume against development which will increase flood risk to and from a development are also appropriate.
4.1 There are various applications on the property relating to apartments within the Brewery Wharf complex, of which one of these does relate to the garage block - PA 21/00369/B for the adjacent garage (garage no. 2), which was approved for the installation of an almost identical door.
REPRESENTATIONS
5.1 The Department of Infrastructure Highways Division have commented the following:
"After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking - Do not oppose." (20.4.2021).
5.2 There have been no comments made from neighbouring properties at the time of writing.
6.1 The pertinent issue to be assessed by this application is the impact of the proposed alterations on the character and appearance of the Conservation Area.
6.2 Whilst within the town's Conservation Area, the garage block within which the site sits together with the adjacent Brewery Wharf apartment complex are not historic. The apartment buildings, fronting on to Victoria Road, do have an impact on the character of the inner harbour and Hope Street. The garage block itself is not readily visible from outside the apartment complex site, and therefore its impact on the character of the Conservation Area is limited. With this in mind, the proposed replacement of a timber garage door with a power coated metal door with a similar appearance and in a similar colour is judged to preserve the character of the Conservation Area and therefore to be acceptable.
6.3 Whilst the site lies within an area at high risk of flooding, the nature of the development will not change the resilience or susceptibility of the site and surrounding area from flooding and as such, this is not considered to be a reason to refuse the application in this case.
7.1 It is judged that the proposals meet the tests of Section 18 of the Town and Country Planning Act 1999 as well as General Policy 2, Strategic Policy 4 and Environment Policy 35 of the Strategic Plan 2016, as the character of the Conservation Area are being protected and preserved. The proposals also accord with Planning Policy Statement 1/01 as the setting is being preserved. It is therefore recommended that the application be approved.
8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:
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: 29.04.2022 Determining officer Signed : J SINGLETON Jason Singleton Principal Planner
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