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1.1 Paradise Field is a detached dwelling which sits in its own grounds of 0.3ha (almost an acre) in Castletown within the town's Conservation Area. It is accessed from Mill Street to the east, has a public footpath running to the north which links Mill Street to Malew Street. To the west of the site are the rears of 84 - 106 (even nos) Malew Street and to the east is Paradise Court apartments, a workshop and Sycamore House. To the south is the side of 23, Mill Street alongside which is the greenhouse which is the subject of this application.
Sarah Corlett Town Planning Consultancy Ltd Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett, Nicola Jane Corlett Company Registration 134325C
1.2 The house is not particularly old (approved under IDO 5738 in 1949) and sits to the south of a large area of garden. To the east of the house is a group of buildings - part of the same curtilage - which comprise a workshop and a garage. This garage is also the subject of this current application.
1.4 The house is in the process of being sold and the advocates have advised that a Certificate of Lawful Development should be obtained to enable the greenhouse and garage to become lawful, in the knowledge that structures constructed four years ago or earlier are immune from the issue of an enforcement notice under Schedule 4(3)a of the Town and Country Planning Act 1999.
Sarah Corlett Town Planning Consultancy Ltd Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett, Nicola Jane Corlett Company Registration 134325C
2.1 Below are aerial photographs kindly provided by the Department:
2015 2017
2.2 These show the garage and greenhouse as they are today.
2.3 The aerial photograph below dates from 2012 and shows the garage as it is today with its relatively new sheeted roof with translucent sheeting roof lights, but the greenhouse appears as it previously existed prior to storm damage and reconstruction in a smaller form in 2014-2015. The greenhouse was built in the 1940s (IDO 2922 - 1944).
2.4 In addition, attached are invoices in respect of labour and materials provided and paid for in respect of the garage and the demolition of the old greenhouse and construction of the new one. Of particular relevance is the information relating to the garage doors which are clearly in situ and which demonstrate the use of the building as a garage.
2.5 The greenhouse was constructed on the concrete base of the original greenhouse. The garage was built from a former building which was on the site and which is shown on the 1860s County series maps:
Sarah Corlett Town Planning Consultancy Ltd Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett, Nicola Jane Corlett Company Registration 134325C
Former building now the garage
2.6 The garage is referred to in a Planning Officer's report in 2008 for development of the Mill Street workshop (attached). Internally the nature of the garage construction can be seen where the original stone walls are visible onto which new blockwork has been built:
Sarah Corlett Town Planning Consultancy Ltd Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett, Nicola Jane Corlett Company Registration 134325C
3.1 We believe that the evidence provided - the aerial photographs, photographs, quotations and invoices provided for the greenhouse and garage, cumulatively demonstrate that they have been in situ as they exist today for at least four years (actually since 2015 and 2000) and as such a Certificate of Lawful Development should be issued in this case.
3.2 If this evidence is not considered sufficient, we would be grateful if we could be advised so that we will attempt to seek additional evidence as recommended by the Department.
Sarah Corlett 18.08.22
Sarah Corlett Town Planning Consultancy Ltd Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett, Nicola Jane Corlett Company Registration 134325C
Application No.: 08/01841/B Applicant: Mrs McGowan Proposal: Demolition of workshop and erection of two dwellings with associated parking
Site Address:
Considerations:
Case Officer: Miss S E Corlett Photo Taken: 05.12.2008 Site Visit: 05.12.2008 Expected Decision Level: Delegated Decision Senior DC Officer
Consultee: Manx Electricity Authority Notes: Note received Consultee: Highways Division Notes: Do not oppose 26.11.08 - do not oppose. Consultee: Castletown Commissioners
Notes:
Consultee: Drainage Division
Notes: Defer
The site represents part of Paradise Field, an area of land to the west of Paradise Court and Mill Street and lying behind the properties on the eastern side of Malew Street. The site accommodates a dwelling, a garage and shed and a workshop which is situated close to Mill Street between the Paradise Court Apartments and Sycamore House and which is attached to the garage and shed.
The site lies within an area designated on the Castletown Local Plan of 1991 and the draft Area Plan of 2001 as Predominantly Residential. The site also lies within Castletown's Conservation Area.
23 March 2009
08/01841/B
Page 1 of 3
The Paradise Field site as a whole has been the subject of a number of applications, few of which are relevant in the consideration of this application. Permission was sought for the development of two town houses to replace the existing workshop under PA 04/0382. These proposals are the same as those now proposed and were the subject of only one non-standard condition, requiring the installation of sliding sash windows.
Proposed now is the same scheme which already has approval under PA 04/0832. The scheme involves the total demolition of the existing workshop and the erection of a pair of semi-detached properties with garaging on the ground floor and two floors of accommodation above. The property has a pitched roof finished in artificial slates, smooth rendered walling and painted timber windows. The roof extends beyond the gable wall, resulting in a projecting verge.
A new entrance is proposed from Mill Street resulting in the building being clearly visible therefrom.
Department of Transport Drainage Division indicate that they do not oppose the application. Manx Electricity Authority recommend a note regarding existing electricity supplies which is not a material planning consideration. Department of Transport Drainage Division indicate that they will comment when they receive information on levels.
As the property lies within Castletown's Conservation Area, it is imperative that the proposal preserves or enhances the appearance and character of the area. As the existing building is screened from public view by the existing walling, the demolition of the building, whilst it would enhance the character of the site as viewed from within, will not affect public amenity. The opening up of the site however, will result in the public being able to see into the site and the buildings therein should be appropriately designed.
As the property is located within the Castletown Conservation Area (designated in 1990) the content of this application has been considered with particular regard to Policy CA/2 SPECIAL PLANNING CONSIDERATIONS of Conservation Areas as set out within Planning Policy Statement 1/01- Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man.
This is a re-submission of a previously approved application 04/00382/B for the erection of two town houses with ground floor parking to replace existing workshop.
When considering such a scheme within a Conservation Area, it is necessary to ascertain whether the proposals preserve or enhance the Conservation Area. These proposals seek to replace an existing redundant joiner's workshop at Mill Street, Castletown, with a pair of semi-detached three storey dwellings with integral garages. Demolishing the redundant joiner's workshop does not necessarily preserve the Conservation Area, but it is considered that that to be demolished is of little merit and given that the proposal mirrors other residential development within the immediate vicinity, the proposal is considered to be acceptable.
The Department of Transport and the local authority are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered "interested persons" and as such should be afforded party status.
23 March 2009
08/01841/B
Page 2 of 3
The Manx Electricity Authority raise issues regarding working practices around existing supplies, which are not material planning considerations and as such the MEA should not be afforded party status in this instance.
Recommended Decision: Permitted
Date of Recommendation: 23.03.2009
N : Notes attached to conditions R : Reasons for refusal 0 : 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 demolition of the existing workshop and the erection of two dwellings with associated parking all as shown in drawings 03/DMG/509 06A, and - 10 received on 6th November, 2008 and -07,-08,-09,-10,-11 all received on 26th September, 2008.
C 3. The windows are doors must be installed as shown and framed and finished in timber respectively. The windows must be sliding sash.
C 4. The roof(s) must be finished in natural slate or a high quality imitation slate which must be approved by the Planning Authority PRIOR to the commencement of works.
C 5. There must be no discharge of surface water to the main foul sewer.
I confirm that this decision accords with Government Circular No 31/07 (Delegation of Functions to Senior Planning Officer)
Decision Made : Permitted Date : Signed : Senior Planning Officer
Qualified. Insured. Equipped.
Date 20/11/2014 Invoice #643
J Holtby t/a ABC Tree Surgery The Barn Tossaby Road Fairy IM4 3HF Phone (07624) 420690 [email protected]
TO Janet McGowan Paradise Field Castletown
| Contact | Job | Payment Terms | Job Due Date |
|---|---|---|---|
| Joe Holtby | Re. Glasshouse | <7 Days of Invoice | On Going |
| Qty | Description | Unit Price | Line Total |
|---|---|---|---|
| 1 | Hi Jan, the base is in now and looking great, we will leave the shuttering on until the delivery. I have spoken with Rileys, and they say the glasshouse arrival is imminent, but they cannot confirm exactly when. As soon as it arrives, we will proceed with construction. Below I have invoiced for the work carried out so far. | ☑ | 1,250.00 |
| 1 | Demolition of Existing Glass House (Removal/Disposal of Glass & Frame) | 1,250.00 | |
| 1 | New Base (Excavate 150mm, Hardcore & Screed, Inc Mini Digger & Machinery) | 3,600.00 |
Accepted Methods of Payments:
| Subtotal | 4,850.00 |
| Sales Tax | Inclusive |
| Total | 4,850.00 |
Qualified. Insured. Equipped. Date 11/09/2013
Estimate # 454
ABC Tree Surgery
Upper Billown Farm
Grenaby Road
Ballasalla, IM9 3DP Phone (07624) 420690 [email protected]
TO Mrs McGowan
| Contact | Job | Job Due Date | Payment Terms |
|---|---|---|---|
| Joe Holtby | Removal & Installation of Glass House | (TBC) | <7 Days |
N.B Any additional work carried out, not itemised above, will be chargeable for.
| Qty | Description | Unit Price | Line Total |
|---|---|---|---|
| 1 | Demolition of Existing Glass House (Removal/Disposal of Glass & Frame ) | 1,250.00 | 1,250.00 |
| 1 | New Base (Excavate 150mm, Hardcore & Screed, Inc Mini Digger & Machinery) | ||
| 31'x12' Base (12T T5 H/Core & 6T Concrete) OR | 1,974.86 | 1,974.86 | |
| 60'x12' Base (24T T5 H/Core & 12T Concrete (If the area infront of the new (shorter) glasshouse is not concreted, please bear in mind it will require Landscaping etc) | 3,600.00 | 3,600.00 | |
| 1 | OPTIONAL (Recommended) Aco Drain Along Centre of Glass House | 486.00 | 486.00 |
| Erect New Aluminium Greenhouse | 1,500.00 | 1,500.00 | |
| 5% Discount - Prompt Payment Labour Reduction *Only When Payment is Sent Within 7 Days of Invoice Date* | (-)TBC | ||
| Subtotal | 6,350.00 | ||
| Sales Tax | Inclusive | ||
| Total(£) | 6,350.00 |
Qualified. Insured. Equipped. VAT Reg: GB 004 5134 27
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Date 16/02/2015
Invoice # 652
J Holtby t/a ABC Tree Surgery
Upper Billown Farm
Grenaby Road
Ballasalla IM9 3DP Phone (07624) 420690 [email protected]
TO Jan McGowan
| Contact | Job | Payment Terms | Job Due Date |
|---|---|---|---|
| Joe Holtby | Greenhouse & Extras | < 7 Days of Invoice | 21/02/2015 |
Accepted Methods of Payments:
{{table:426354}} Paid online 2012. Thank You For Your Business!
| Subtotal | 2,313.37 |
| Sales Tax | VAT @ 5% |
| Total | 2,429.04 |
| Aged | ||||||
|---|---|---|---|---|---|---|
| Current | 30 days | 60 days | 90 days older | |||
| £ | 13,106.00 | £ | 0.00 | £ | 0.00 | £ -1,000.00 |
Cooi Road Braddus Isle of Man IM4 2AF
Tel: 01624 616116/675166 Fax: 01624 627818 email: [email protected] web: rileys.co.im
STATEMENT OF ACCOUNT
MCGOWAN MRS JANET PARADISE FIELD MILL STREET CASTLETOWN ISLE OF MAN IM9 1AQ
Account Ref: MCG005 Date: 23/12/2014 Page: 1
Paid 23-12-14
Redacted
{{table:426356}} Payment is now due Balance Due: £ 12,106.00
The Greenhouse People Order: 662572 | Riley's Garden & Lifestyle Centre
Order Date: 28/11/2014 Due Date: 09/12/2014
Ref: J H McGowan
u22n1092
3071
Riley's Garden & Lifestyle Centre Riley's Garden & Lifestyle Centre, Cool Road Braddan, Douglas, Isle of Man, IM4 2AF 01624 616116.
Riley's Garden & Lifestyle Centre Riley's Garden & Lifestyle Centre, Graylaw Freight Gillbrands Road, Skelmersdale, Lancashire, WNB 9TA 01624 616116.
ALL GOODS DELIVERED AS INVOICED ROBINSONS REGAL SPECIAL 12FT 7" X 31FT. ON 19-12-14 You can track the status of this package via our website www.greenhousepeople.co.uk/login or scan the QR code above
Please log on to your account via www.greenhousepeople.co.uk/login or scan the QR code above
The Greenhouse People Ltd, Blythe Park, Cresswell, Stoke-on-Trent, ST11 9RD, [email protected]
| Qty | Description | Description |
|---|---|---|
| 1 | ☑ LPRF1212BG | Regal 1212 Green |
| 1 | ☑ CL12G | 128 Common Length Pack Green |
| 3 | ☑ H126XG | Regal (12ft) 6ft Extension Gm |
| 1 | ☑ D350G | Old Door Kit Green |
| 2 | ☑ D361G | Robinsons Loave Kit (with Glass) 14C39 Green |
| 1 | ☑ D357G | Crop Wire Brackets (with) Green |
| 2 | ☑ ST1006G | 10 Slot 6ft Staging Unit Gm |
| 2 | ☑ ST306G | 3 Slot 6ft Staging Unit Gm |
| 18 | ☑ GP005 | Rob Glass Pack SIDE SECTION |
| 2 | ☑ GP005L | Rob Glass Pack SIDE SECTION + LOUVRE |
| 15 | ☑ GP12R | Rob Glass Pack REGAL ROOF SECTION |
| 1 | ☑ GP000D | Rob Glass Pack REGAL ROOF SECTION |
| 2 | ☑ D890 | TG ROB 610 X 895 X 605 TRAPEZUM |
| 2 | ☑ D891 | TG ROB 610 X 605 X 344 TRAPEZUM |
| 4 | ☑ D908 | TG ROB 610 X 601 X 310 TRAPEZUM |
| 4 | ☑ D909 | TG ROB 610 X 300 X 15 TRAPEZUM |
Machinery [[email protected]] 20 December 2014 13:08 Redacted Paradise Greenhouse Dec14
Hi MRS McGowan, Please see the delivery note from robinsons to confirm all goods for the greenhouse have been delivered.
Hope this is ok Many Thanks Brian C/O Rileys
| Nett | Vat | Gross | |
|---|---|---|---|
| 01 STD RATE 20.00 | 13,421.66 | 2,684.34 | 16,106.00 |
| 13,421.66 | 2,684.34 | 16,106.00 |
COOIL ROAD BRADDAN ISLE OF MAN IM4 2AF TEL 01624 616116 FAX 01624 627818 [email protected] VAT REG NO. 000 0056 70
Account MCG005 MR JANET MCGOWAN PARADISE FIELD MILL STREET CASTLETOWN ISLE OF MAN IM9 1AQ Redacted
Account Customer HDO/050438 005 Louise NAME ORDER NO 16 Dec 2014
U22n1092
2.00 13,421.66 2,684.34 16,106.00 less deposit, £1,000.
PLAINING & BUILDING CONTROL RECEIVED ON 22 AUG 2022 DEPT OF ENVIRONMENT BRAND AND AGREEMENT
| Page 1 of 1 | SHELF PRICE | QTY | NETT | VAT | TOTAL |
|---|---|---|---|---|---|
| ROBINSONS REGAL SPECIAL 12' 7" x 31' | 15,106.00 | 1 | 12,588.33 | 2,517.67 | 01 15,106.00 |
| CARRIAGE TO THE IOM -REGENT | 1,000.00 | 1 | 833.33 | 166.67 | 01 1,000.00 |
| 2000001603086 | CARTO THEGRAIOMSLA |
ACCOUNT16,106.00
and Fittings Name and Address Mr. McGavan, Paradise Field Castletown Telephone No. Home: Redacted Date: 13.8.99 Telephone No. Business:
Quotation
To remove existing garage door/s and frame/s and install a: 3no Hermann Single Skin Sectional garage doors Glorgion Style, white finish Complete with (2NO 7'6"x7'0" (NO 14'6"x7'0") fitting on the back of brickwork opening
To install an automatic garage door operator: 3NO Marantec Electric garage door operators
Complete with 3NO Triple Button hand transmitters and internal flash Bottoms Costing: Door £ Frame £ Finishing £ Labour £ Other £ Operator £
Total £2433-10 + VAT £ 425-79 Total £2858-89
We will remove your old door and frame free of charge. Special orders will require a deposit on confirmation. % discount will be offered for full payment on confirmation of order. This quotation is valid for 28 days. For further information or to confirm this order please contact on the number below. #200 Less for Horizontal Ribbed Single Skin Sectional garage doors
ISLAND FIXINGS & FITTINGS LIMITED REGISTERED OFFICE: HILLS MEADOW PEEL ROAD DOUGLAS ISLE OF MAN 1141 SEB TELEPHONE 01624 672939 FACSIMILE 01624 672686 DIRECTORS P. MILLER B. S. SHALLOT ME REG NO 600 5141 64
and Fittings Name and Address HR McGowan Paradise field Castletown Telephone No. Home: Redacted Telephone No. Business: Redacted
Quotation
To remove existing garage door/s and frame/s and install a: 3no. Hermann Dauble Skinned Insulated sectional garage door's, Georgian Style white finish Complete with (2NO 7'6"x 7'0" 1NO 14'6"x 7'0") fitting on the back of brickwork opening
To install an automatic garage door operator: 3no. Marantes Electric garage door operators
Complete with 3 NO. Triple Button hand transmitters and internal flush Boston's Costing: Door £ Frame £ Finishing £ Labour £ Other £ Operator £
Total £ 2998-20 + VAT £ 524-68 Total £ 3522-88
We will remove your old door and frame free of charge. Special orders will require a deposit on confirmation. % discount will be offered for full payment on confirmation of order. This quotation is valid for 28 days. For further information or to confirm this order please contact on the number below. $300 Less for Horizontal Ribbed Style Door Dauble Skinned Insulated
ISLAND FIXINGS & FITTINGS LIMITED REGISTERED OFFICE: HILLS MEADOW PEEL ROAD DOUGLAS ISLE OF MAN 1M1 SEB TELEPHONE 01624 673939 FACSIMILE 01624 672686 DIRECTORS P. WILLER E. S. SMALLEY VAT REG NO 600 5141 54
Garage - John Hopwood Account 1 25/01/99 2 window frames plus sand & cement 210.00 paid 2 17/03/99 Material on site 1/3/99 163.10 Lintols 330.00 Labour £10 ph 160.00 skip & car removal 60.00 400 blocks x 60p 240.00 953.10 paid 3 26/07/99 7 bags cement 42.14 10 bags sand 20.00 1 lintol catnic box section 44.00 26 roof trusses 779.48 delivery 4.50 4 x 1 roof brace 52.93 4 x 2 wall plate 6.20 concrete lintols 27.00 976.25 VAT on materials 170.83 Skip hire 50.00 130 hours 9/3 - 20/7 1,300.00 Blockwork 60.00 1 pack bricks layed 60.00 2,617.08 paid
16/3/00 3256.56
£ 5,873.64 1,399.90 24/10/99 - 14/1/00 1,593.00 Garage doors. apcon 8,866.54 3,000 11,866.54
| Materials to electrical | £450.00 |
| outside lights | £ 30.00 |
| Building materials | £213.00 |
| Labour from 24.10.99 to 14.1.00 hours worked, 90 hrs at £10/hr | £900.00 |
| Total | £1593.00 |
J.W. HOPWOOD, BUILDER THE OLD CHAPEL HOUSE, BALLAMODHA. 824775.
BILL FOR DC McGOWEN.
Paid in full. Redacted
| Materials supplied | Oualtroughs | £303.00 |
| Macs | £175.00 | |
| Labour from 14.1.00 to 4.2.00 | 72hrs @ £10.00per hr | £720.00 |
| Total | £1198.00 |
Dannys Garages as at 20 7 99
Materials 7bags cement £42.14 10 Bags Sand £20.00 1 Lintol catnic box section £ 44.00 26 No roof trusses £779.48 Delivery £ 4.50 4x1 roof bracing £ 52.93 4x2 to wall plate £ 6.20 Concrete Lintols £ 27.00
Total. £976.25 VAT on materials £ 170.83 £1147.08 Skip Hire £50.00
130 hours labour between 9/3/99 and 20/7/99. £1300.00
Blockwork to garages £60.00 1Pack bricks layed. £60.00
Total to Date. £2617.08.
polohg' Nos. 000030 26/7/99.
Dannys Garage Page 6 Labour and materials from 20/7/99. to 24/10/99 MATERIALS. 2.5 packs block £44./pack £110-00 6 bags sand @ £2/bag £ 12-00 2 bags cement @£6/bag £12-00 216m slate lath @ 32p/m £69-12 3 roles roofing felt @ £45-79 /role £137-37 2 bags sand @ £2/bag £4-00 3 bags 65mm galve nails @£4-50/bag £13-50 1 bag cement £6-00 25m u PVC facia at £6.75/m £168-75 1 box poly top nails @ £10.50/box £10-50 3 uPVC facia joints @£1-50 each £4-50 1 can foam fix. @£6-00 each £6-00 20 x 4.5m slat lath 90m@ 32p/m £28-80 1 bag cement @ £6.00 £6-00 15x 4.5 slate lath 67.5m @32p/m £21.60 8 eves gards @ £3-50 each £28-00 3 bags 30mm galv nails @ £2-50 each £7-50 1 bag 65mm galve nails @ £4-50/ bag £4-50 2x concrete lintels £15-00 16.8m 4x1 @70p/m £11-76 Total materials £679-90
Dannys garage Labour. August. 27 hours September 22 hours October to W/E Sunday 24th 23 hours Total 72 hours at £ 10/hour £720-00
Toaal materials and labour to24/10/99 £1399.90 Need in full. Redacted Thank you D.
J.W.HOPWOOD. BUILDER THE OLD CHAPEL HOUSE, BALLAMODHA, TEL 824775.
BILL FOR D McGOWEN Materials supplied. Qualtroughs £411.75 Mac,s Builders Merchant £1489.81
Upvc door S/Hand £ 55.00 Skip hire £ 50.00 Decothane and matting ect to valleygutter £ 200.00
£2206.56
Labour 105 hours at £10 per hour. £1050.00
Total. £ 3256.56
Paid 16/3/00 Received with thanks Redacted
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