17 August 2022 · Delegated - Principal Planner (Jason Singleton)
Bridge Cottage, Bridge Street, Castletown, Isle Of Man, IM9 1ax
The proposal involves refurbishing the existing two-storey cottage in a Conservation Area with works such as installing 7 conservation roof lights, re-roofing with Penrythn Natural Welsh Slates, new lead flashings, cast iron effect rainwater goods, replacement sliding sash windows, obscure glazed window, re-pointing st…
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The officer assessed the proposal under Section 18(4) of the Town and Country Planning Act (1999), determining that the works pass the test by preserving the Conservation Area, with enhancements from …
Section 18(4) of the Town and Country Planning Act 1999
Requires developments in Conservation Areas to preserve or enhance the character and appearance of the area. The officer tested the refurbishment works against this, finding they enhance the building's character through material changes like lime mortar repointing and timber windows, passing the test especially adjacent to a registered building.
Environment Policy 35
Sets out that development in Conservation Areas will only be permitted where they preserve or enhance the character and appearance. Assessed as compliant due to proposed works enhancing the streetscene and Conservation Area overall.
General Policy 2
Sets general standards towards acceptable development. Applied to tourist use alongside other policies, found compliant with no harm demonstrated.
Strategic Policy 8
Addresses acceptability of tourist development provided it does not adversely affect the surrounding area. Tourist use accepted as it would not compromise neighbouring amenity.
Environmental Policy 22
Relevant to tourist use ensuring neighbouring amenity is not compromised. Found no significant impact on living conditions.
Business Policy 11
Supports business uses including tourist accommodation. Compliant as part of overall tourist use assessment.
Business Policy 13
Permission generally given for use of private residential properties as tourist accommodation if no compromise to neighbouring residents' amenities. Demonstrated no such compromise due to similar impact to residential use.
Transport Policy 7
Requires recommended parking spaces; shortfall accepted due to seafront location, on-street parking on Bridge Street, and proximity to town centre bus links.
Time limit
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.
do not object to the proposal suggesting that the applicant install bicycle parking storage facilities
raise no objections
retract their initial comments requesting a preliminary assessment for bats, but want to note that the applicants must be vigilant during the works
DEFA Biodiversity initially requested a bat survey but retracted it after additional information and inspection, advising vigilance during works; Highways and Castletown Commissioners raised no objections.
Key concern: potential for legally protected roosting bats
DEFA Biodiversity
ObjectionThe Ecosystem Policy Team request that a preliminary assessment for bats is undertaken on this property by a suitably qualified ecological consultant, prior to determination of this application.; Bat surveys should be undertaken in accordance with the Bat Conservation Trusts Bat Surveys for Professional Ecologists - Good Practice Guidelines (3rd Edition 2016).
Conditions requested: preliminary assessment for bats undertaken by a suitably qualified ecological consultant prior to determination
DEFA Biodiversity
No Objectionthe Ecosystem Policy Team have decided to retract their comment requesting a preliminary assessment for bats.; The presence of bats won’t stop the development from taking place, but provision must be made for their ongoing protection
Conditions requested: applicant must be vigilant throughout the works and should bats, or evidence of bats, be found at any point throughout the works, then the works must stop immediately and the Ecosystem Policy Team be contacted on 651577 or the Manx Bat Helpline contacted on 366177
Highway Services HDC
No ObjectionAfter reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking.; The Applicant is advised to consider the installation of bicycle parking storage.
Castletown Commissioners
No ObjectionMy Board have considered the applications as per July press lists and have no reason to raise any objections to the below.
