**Document:** Officer Planning Report **Application:** 11/00604/B — Alterations to dwelling including formation of new window openings and installation of roof lights and patio doors **Decision:** Permitted **Decision Date:** 2011-06-16 **Parish:** Malew **Document Type:** report / officer_report **Source:** https://planningportal.im/a/952-malew-westbury-house-33-arbory-street-alteration-dwelling/documents/1365455 --- # Officer Planning Report ## Planning Report And Recommendations [Table omitted in markdown export] ## Considerations [Table omitted in markdown export] ## Written Representations None received at time of drafting report ## Consultations [Table omitted in markdown export] [Table omitted in markdown export] ## Officer's Report ### The Site The site is the curtilage of an existing building situated between Arbory Street and Farrant's Way. The property is a three storey property which is stone faced onto Arbory Street and rendered to Farrant's Way. The windows are sliding sash and there is a rooflight in the pitch facing Arbory Street and two in the pitch facing Farrant's Way. The property is traditional in character and with two substantial stacks - the southern one contained with the roof of the application property and the northern stack shared with the property to the north - 35, Arbory Street. The rear elevation is easily visible from Farrant's Way amid a terrace of similarly sized properties which have a mixture of timber framed sliding sashes and plastic framed casements, some with vertical glazing bars. Most of the adjacent properties have rooflights, the properties to the south east having flat roofed dormers with white painted rendered cheeks and walls. The Arbory Street elevation is one of two adjoining stone fronted properties within a streetscene of otherwise largely rendered properties. The two dwellings to the south east are brightly coloured in terms of the window surrounds, quoins and string course. There is an eaves level dormer on number 31 which screens the front pitch of the application property from view from the south east. ## Planning Status The site lies within an area designated as Residential on the Local Plan of 1990 and the draft Southern Area Plan of 2011. The site also lies within Castletown's Conservation Area. ## The Proposal Proposed now is a modification of the most recently approved scheme for the rear. Now proposed is the demolition of the existing rear two storey outlet and its replacement with a simple lean-to annex which ties in with those on each side. The windows will be re-arranged such that there are two on the second floor and two on the first floor rather than the more random arrangement that there is at present. The dormers on the rear which were approved in the most recent previous application are also shown. ## Planning Policy The provisions of Environment Policy 35 and General Policy 2 are applicable in this case and state: "Within Conservation Areas, the Department will permit only development which would preserve or enhance the character of appearance of the area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development." "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 space 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 adverse 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." ## Planning History Planning permission was recently granted for the introduction of dormers on the rear elevation and replacement of windows and doors under PA 11/0361. Prior to that, permission had been granted for the creation of off-road parking at the rear (PA 01/0598), relocation of the garage and rendering of the rear elevation (PA 02/1641), access at the rear (PA 07/1022) and the installation of replacement patio doors (PA 08/0219). ## Representations Castletown Commissioners indicate that they do not oppose the application. ## Assessment The proposed works will simplify the rear elevation and will not result in any adverse impact either on the streetscene or the character of the dwelling or the Conservation Area in general. The extension to be removed is largely hidden from view from Farrant's Way by existing neighbouring walls and in any case is not something repeated on other properties in the terrace nor is a particularly remarkable or distinctive feature. ### Party Status The local authority, Castletown Commissioners are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status. ### Recommendation **Recommended Decision:** Permitted **Date of Recommendation:** 03.06.2011 ### 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. This permission relates to the removal of the rear annex and extension of the existing lean-to extension and alteration to windows all as shown in drawings GA1, GA2, PA2 and PA3 and the location and site plans all received on 26th April, 2011. I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer. **Decision Made : Permitted** Signed : _________________________ Jennifer Chance Senior Planning Officer *Delete as appropriate* **Date :** 13.6.11 Signed : Michael Gallagher Director of Planning and Building Control --- *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/952-malew-westbury-house-33-arbory-street-alteration-dwelling/documents/1365455*