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25/90900/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 25/90900/B Applicant : Mr & Mrs Edward & Dawn Dennis Proposal : Erection of replacement integral kitchen and conservatory to rear elevation of existing dwellinghouse, and detached summerhouse and store (in association with 25/00909/CON) Site Address : Croft House The Crofts Castletown Isle Of Man IM9 1LY
Planning Officer: Lucy Kinrade Photo Taken :
Site Visit : 20.11.2025 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 02.12.2025 __
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 proposed works are considered to have an acceptable impact on the character and appearance of the main house and surrounding area in accordance with GP2 (b, c, g). The works are expected to preserve the character and appearance of the Conservation Area in line with Environment Policy 35 and Section 18 of the Act, and there are no new or adverse highway impacts expected in line with GP2(h and i) of the Isle of Man Strategic Plan 2016.
Plans/Drawings/Information;
This approval relates to the following drawing numbers: o 010A o 020A o 030 o 050A
o 060
o Covering Letter
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25/90900/B
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Right to Appeal
It is recommended that the following organisations should NOT be given the Right to Appeal: o Castletown Commissioners - no objection
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Officer’s Report
1.0 THE SITE 1.1 The application site is the curtilage Croft House, The Crofts, Castletown an existing four storey terraced dwelling sitting on the western side of the road. The property is of traditional style and with exposed stone finish across its front and rear elevation.
1.2 The site, just like its neighbours, has a long and narrow garden running to the rear which is enclosed by a stone boundary wall. At the rear there is vehicular access which connects with a small rear shared lane from the main road.
1.3 At the rear of the dwelling is an existing narrow outrigger central to the main house, one side of which sits a conservatory and on the other a much longer single storey extension running along the side boundary will providing a kitchen extension, with utility, store and garage.
1.4 The site is located within the Castletown Conservation Area.
2.0 PROPOSAL 2.1 Proposed is the removal of a rear conservatory and kitchen extension and their replacement with new conservatory and kitchen extension, and then a separate summer room and store further into the garden area.
2.2 The proposed extensions to the rear of the house are to match in style and design both with render and large bi-folding doors facing into the rear garden and with metal standing seam lean-to roof above with rooflights.
2.3 The detached summer room and store is to join with the boundary wall and finished in similar render and metal standing seam roof with rooflights. Large bi-folding doors are proposed to the summer room, while double doors and a window to the store.
2.4 There are no changes proposed to the rear access.
3.0 PLANNING HISTORY 3.1 The site has been subject to previous applications although none are considered materially relevant to the assessment of this application.
4.0 PLANNING POLICY 4.1 The site lies within an area zoned as 'residential' on the Area Plan for the South 2013 and within the Castletown Conservation Area. The site is not recognised as being at any flood risk and there are no registered trees on the site.
4.2 LOCAL PLAN / AREA PLAN - o none
4.3 ISLE OF MAN STRATEGIC PLAN 2016: o Strategic Policy 1 - make best and efficient use of sites and utilising existing infrastructure
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o Strategic Policy 2 - new development directed to towns and villages o Strategic Policy 4(b) - Protection of built heritage and conservation o Strategic Policy 5 - promotes good design o Strategic Policy 10 - sustainable transport o Spatial Policy 2 - Castletown recognised as a service centre o General Policy 2 - general development standards including visual and amenity o Environment Policy 35 - preserve or enhance the conservation area o Environment Policy 42 - Designed to take into account local character and identity o Community Policy 7 - designed to prevent criminal and antisocial behaviour; o Community Policies 10 & 11 - implement best practice so as to reduce the outbreak and spread of fire o Transport Policy 7 - Appendix 7 - parking standards o Infrastructure Policy 5 - methods for water conservation
4.4 Reference any relevant PPS or NPD o PPS 1/01 Historic Built Environment
5.0 OTHER MATERIAL CONSIDERATIONS 5.1 Legislation o Section 143 of the Equality Act (2017) places a duty on public bodies to promote equality, eliminate discrimination, advance equality of opportunity and foster good relations.
o Section 18 of the Town and Country Planning Act 1999
5.2 Policy/Strategy/Guidance o Manual for Manx Roads o Residential Design Guidance 2021
6.0 REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.
6.1 Castletown Commissioners - no objection (12/11/2025)
6.2 The following were consulted but not response received at the time of writing the report 02/12/2025: o DEFA Registered Buildings officer o DOI Highway Services o Manx National Heritage o DEFA Forestry
7.0 ASSESSMENT 7.1 The key matters to consider in the case of this application are the visual impacts on the character and appearance of the existing dwelling and the Conservation Area, and whether there would be any amenity impact on adjacent neighbours. Consideration shall also be given to any highway safety impacts and any other matters.
7.2 General Character and Appearance of the Site and Conservation Area 7.2.1 Both sides of the road along The Crofts is characterised by traditional Manx properties some forming terraces and some larger detached dwellings. Some of the terraces front straight onto the footpath while others are set back slightly with a small garden yard area enclosed by low wall or railings. Throughout the stretch of The Crofts streetscene there are various breaks in the terraces with pedestrian or vehicular accesses to the rears. The character and appearance of the area is formed through the layout of the streets, the traditional form and proportions of the properties ranging from smaller Manx cottages right through to grand traditional dwellings.
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7.2.2 The frontages of properties along The Crofts contribute significantly to the character and appearance of the area including windows, doors, solid to void ratios and architectural detailing, coupled with the overall traditional and architectural forms, material finishes, building heights, roofscapes and chimney stacks. Views to the rear gardens and rear elevations are less prominent in some areas and this allows for some flexibility for development works.
7.2.3 The existing property is stone fronted traditional terrace property, and like its immediate neighbours has a small front yard enclosed with a low wall and railings. The dwelling sits in the middle of the terrace with a small integrated ginnel providing access from front to rear. At the rear the dwelling has large stone walls lining its boundary from its neighbours. There is a private access running toward the rear or the dwelling linking with an access lane further east along The Crofts.
7.3 Visual Impact on character and appearance of existing dwelling and Conservation Area
Impact on Conservation Area 7.3.1 All the works are contained to the rear where there are limited public views. The boundary walls also limit views to the lower ground floor from neighbouring properties. The proposals being contained to the rear and at ground floor are not expected to result in any noticeable or substantial change to the overall appearance of the site within the wider area and so the overall character and appearance of the conservation area is expected to be unaffected and preserved in this case.
Impact on existing dwelling 7.3.2 In terms of impact on the existing dwelling, the works will result in single storey lean to infill in the areas either side of the existing rear outrigger and where there are already existing extensions, the projections align with that of the existing outrigger, and the roof height remains below the first floor windows. The extensions are not expected to result in any new or adverse visual impact or harm on the existing dwelling compared to the existing rear extensions and are considered acceptable. The selection of materials retaining a dark coloured roof, large rear glazing and render walls would be acceptable and presenting a somewhat contemporary appearance compared to the traditional stonework and a palette of materials similar to what has been used at the rear of neighbouring properties.
7.3.3 It could even be argued that the removal and replacement of the very long extension along the boundary with new extension and outbuilding helps to create a separation between the house and its garden area and may be seen as having a positive impact and certainly an impact no worse than the existing arrangement. The proposed single storey replacement garden room and store building is considered to be acceptable and not to result in any adverse visual impacts in this case.
Visual Impact Summary 7.3.4 The proposal is considered to have an acceptable impact on the character and appearance of the main house and surrounding area and not to undermine the conservation area designation in line with GP2 (b, c, g). The works are expected to preserve the character and appearance of the Conservation Area in line with Environment Policy 35 and Section 18 of the Act.
7.4 Neighbouring amenity Impact 7.4.1 The works being contained within the rear garden, replacing existing extensions and where there is already tall boundary walls means that there is unlikely to be any overbearing or overshadowing impacts on either neighbour. The boundary treatments also limiting views into either neighbour or no new or increased privacy impacts are expected beyond the existing extension arrangements. The proposal is considered to comply with GP2 (g, c, g).
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7.5 Highways 7.5.1 The proposal does not result in any changes to the existing rear access or parking arrangements, the proposal does result in the loss of the existing garage, however two parking spaces can still be achieved in the rear. There are no new issues in terms of highways and the application accords with GP2 (h and i).
7.6 Other matters 7.6.1 Given the nature of the works are to an existing dwelling and replacing existing extensions is it not expected to result in any new or increased antisocial behaviour, water conservation issues, nor any new impacts in terms of fire risk or emergency services. The proposal aligns with CP's 7, 10 and 11 and IP5.
8.0 CONCLUSION 8.1 The proposed works are considered to have an acceptable impact on the character and appearance of the main house and surrounding area in accordance with GP2 (b, c, g). The works are expected to preserve the character and appearance of the Conservation Area in line with Environment Policy 35 and Section 18 of the Act, and there are no new or adverse highway impacts expected in line with GP2(h and i) of the Isle of Man Strategic Plan 2016.
9.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE 9.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted).
9.2 Article A10 sets out that the right to appeal is available to: o applicant (in all cases); o a Local Authority; Government Department; Manx Utilities; and Manx National Heritage that submit a relevant objection; and o any other person who has made an objection that meets specified criteria.
9.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10.
9.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required): o any appellant or potential appellant (which includes the applicant); o the Department of Environment, Food and Agriculture, the Department of Infrastructure and the local authority for the area; o any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and o in the case of a petition, a single representative.
9.5 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given the Right to Appeal. __
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 and/or rights to appeal.
Decision Made : Permitted
Date: 03.12.2025
Determining Officer
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Signed : C BALMER
Chris Balmer
Principal Planner
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