20 June 2023 · Planning Committee
The Old House, College Green, Castletown, Isle Of Man, IM9 1be
The proposal involves adding a single-storey sun room extension (5.4m projection, 10.8m long, 3.8m high to flat roof) with a wrap-around terrace and glazed balustrades on the south elevation, demolishing rear outriggers and replacing them with a glazed single-storey extension, converting an existing barn/garage into an…
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The officer assessed that the proposals do not detrimentally impact the character of the existing dwelling or locality, conforming to General Policy 2, Strategic Policy 3(b), and Environment Policy 42…
General Policy 2
Requires development to respect site/surroundings in siting/layout/scale/design, not adversely affect townscape character, amenity, highway safety, or traffic. Officer found proposal compliant as alterations match existing character (e.g. timber windows, castellation extension), no amenity/highway harm, improving symmetry.
Strategic Policy 3 - To respect the character of our towns and villages
Requires regard to local materials and character in new development design. Assessed positively for using matching finishes (timber sash windows, clay pots) enhancing traditional appearance without dominating features.
Environment Policy 42 - character and need to adhere to local distinctiveness
New development in settlements must account for local building/landscape character. Proposal's design (glazed elements subordinate to castellation, seamless infill) respects and enhances townscape contribution of the locally historic dwelling.
Transport Policy 7
Requires parking per standards (2 spaces/unit, one in curtilage). Sufficient space remains post-garage conversion; DOI Highways no objection confirms compliance.
Community Policy 10
Relates to amenity and highway standards. No adverse impacts found on neighbours or road safety.
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.
Materials approval
No development shall commence until a schedule of materials and finishes and samples of the materials to be used in the construction of the external surfaces, including roofs, have been submitted to and approved in writing by the Department. The development shall not be carried out unless in accordance with the approved details. Reason: In the interests of the character and appearance of the site and surrounding area.
No surface water discharge to MNR
During the construction period, there must be no discharge of surface water to the adjoining Langness Bay Marine Nature Reserve (MNR). Reason: To ensure that the protected site is not adversely affected by the discharge of harmful materials, such as concrete or washings.
no significant road safety or highway network functionality issues; no opposition; welcomes cycle parking and EVCP on amended plans
no bat or bird concerns; low potential for nesting birds/roosting bats; no ecological assessments required; vigilance advised; no pollution to adjacent MNR
Neighbours from 20 Douglas Street and 15 Douglas Street submitted multiple objections primarily concerning flood risk, highway safety, loss of amenity/outlook, and design impacts; Highways Services and Registered Buildings Officer raised no objections with advisory comments.
Key concern: siting and scale of the proposed garage has the potential to affect adversely the character of the surrounding townscape
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.
Ross Brazier, Principal Registered Buildings Officer
Conditional No ObjectionThe property, due to its position, form, scale and massing makes a positive contribution to the townscape. I support proposals to bring the house(s) back in to active use. However, I feel that the scheme could benefit from some amendments to the current proposals.; Amendments required
Conditions requested: retention of both porches and their possible inclusion in the reworked dwelling; existing windows to be renovated rather than replaced with UPVC units; further options for the garage’s position and size are considered that reduce the impact on the existing townscape; careful consideration to the detailing of the glazed balustrade
