**Document:** Planning Officer Report **Application:** 13/91087/B — Alterations and extension to rear elevation to replace existing sun lounge **Decision:** Permitted **Decision Date:** 2013-11-06 **Parish:** Malew **Document Type:** report / officer_report **Source:** https://planningportal.im/a/4891-malew-55-queen-replacement-extension/documents/1294103 --- # Planning Officer Report Case Officer: Miss Melissa McKnight Photo Taken: Site Visit: Expected Decision Level : Officer Delegation ## Officer's Report 1.0 THE APPLICATION SITE 1.1 The application site is the residential curtilage of 55 Queen Street, a two storey mid terraced cottage located on the southern side of Queen Street in Castletown. The rear of the property looks out towards the bay. 2.0 THE PROPOSAL 2.1 This current planning application seeks approval for the alterations and extension to the rear elevation to replace the existing sun lounge. 2.2 The alterations and extension includes: - The removal of the existing kitchen and sun lounge windows and doors and necessary masonry walls and install new PVC framed glazing units and a new rear door; - Remove existing low pitched lean to roof over the existing kitchen and extend and upgrade the existing flat roof to fill aperture; - Installation of new window to the south east elevation to an existing yard area to complete a full lounge extension and level up the south east elevation; - Remove existing rear elevation first floor bedroom window to be replaced with a larger three pane glazed window; and - Installation of a new roof light to the rear elevation roof pitch. 2.3 The rear lounge extension would extend upwards by approximately 0.5 metres. 3.0 PLANNING HISTORY 3.1 The application site has been the subject of two previous planning applications that were granted planning permission and are considered materially relevant to the assessment of this current planning application given the nature of development proposed: PA 12/00737/LAW: Application for a certificate of lawful development for the installation of replacement windows to front and rear elevations PA 02/01110/B: Erection of wall to rear. [Table omitted in markdown export] 3.1 In terms of local plan policy, the application site is designated as Predominantly Residential under the Area Plan for the South 2007. The application site is also within the Castletown Conservation Area and falls within a tidal Flood Zone that has a flood return period of 200 years. 3.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains three policies that are considered specifically material to the assessment of this current planning application: General Policy 2 states: "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: - (a) is in accordance with the design brief in the Area Plan where there is such a brief; - (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; - (c) does not affect adversely the character of the surrounding landscape or townscape; - (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; - (e) does not affect adversely public views of the sea; - (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; - (g) does not affect adversely the amenity of local residents or the character of the locality; - (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; - (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; - (j) can be provided with all necessary services; - (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; - (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; - (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and - (n) is designed having due regard to best practice in reducing energy consumption." Environment Policy 10 states: "Where development is proposed on any site where in the opinion of the Department of Local Government and the Environment there is a potential risk of flooding, a flood risk assessment and details of proposed mitigation measures must accompany any application for planning permission. The requirements for a flood risk assessment are set out in Appendix 4". Environmental Policy 35 states: "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." ## 4.0 Representations 4.1 Castletown Town Commissioners have no objection to the current planning application. 5.1 The Isle of Man Water \& Sewerage Authority (WASA) were contacted regarding the impact of the proposed development on the flood zone and whether the dwelling would be prone to an increase in flooding. WASA confirmed that as part of the dwelling is currently indicated within the designated flood area the proposed works for this application are not to increase the overall footprint then the flood risk to the existing property remains the same, therefore no Flood Risk Assessment would be required. ## 5.0 Assessment 5.1 The key issues to consider in the assessment of this planning application are the impacts of the proposed development on Castletown Conservation Area, the character and appearance of the existing dwelling and on the flood zone. 5.2 The proposed rear alterations and minor extension would not be visible from Queen Street and is therefore judged to have a minimal, if any impact on the street scene of Queen Street. The proposed development would however be visible from Castletown Bay and the southernmost edge of the area of open space 11.4 metres from the application site. Nevertheless, the level and scale of development proposed is not considered to be of a scale to warrant a detrimental impact on the character and quality of the Castletown Conservation Area. 5.3 The minor alterations and extensions are not judged to harm the enjoyment of the main dwelling and upset the existing appearance of the dwelling. The proposed works are considered to significantly improve the rear elevation of the dwelling and would follow a similar form to No. 57 Queen Street. 5.4 With regards to the impact of the proposed development on the Silverburn Flood Zone WASA have confirmed that the flood risk remains the same as existing. #### 6.0 Recommendation 6.1 6.1 Overall, it is concluded that the planning application is in accordance with General Policy 2, Environmental Policy 10 and Environment Policy 35 of the Isle of Man Strategic Plan 2007. 6.2 It is recommended that the planning application be permitted. #### 7.0 Party Status 7.1 The local authority, Castletown Commissioners, is by virtue of the Town and Country Planning (Development Procedure) (No. 2) Order 2013, paragraph 6 (4)(e), considered "interested persons" and as such should be afforded party status. 7.2 The Highways Division is granted interested party status under the Town and Country Planning (Development Procedure) (No.2) Order 2013 paragraph 6 (4)(d). ### Recommendation Recommended Decision: Permitted Date of 04.11.2013 Recommendation: ## Conditions and Notes for Approval / Reasons and Notes for Refusal ### C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal - : Notes attached to refusals C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice. C 2. The development hereby permitted shall not be carried out except in full accordance with the following plans: Drawing No 055-01, 055-02 and A4 pages detailing photographs of the application site received on 12th September 2013. I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer. Decision Made : Permitted Date : Determining officer (delete as appropriate) Signed : Anthony Holmes Senior Planning Officer Signed : Michael Gallagher Director of Planning and Building Control Signed : Sarah Corlett Senior Planning Officer Signed : Jennifer Chance Development Control Manager --- *Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).* *Canonical page: https://planningportal.im/a/4891-malew-55-queen-replacement-extension/documents/1294103*