11 October 2019 · Committee
22, Queen Street, Castletown, Isle Of Man, IM9 1pa
The application sought permission for alterations to 22 Queen Street, Castletown, including a two-storey extension to the rear and replacement of existing cement roof slates with natural slate. The key planning question was whether the proposed works would preserve or enhance the character or appearance of Castletown's Conservation Area, and whether they would affect the living conditions of the neighbouring property at 24 Queen Street. The property is a terraced dwelling at the eastern end of a row on the northern side of Queen Street. Despite the case officer recommending approval, the committee refused the application. The reason given was that the size and appearance of the rear extension would be unsympathetic to the character and appearance of the property, even though it is located at the rear, because the site remains within the Conservation Area.
The committee refused the application. Although the extension would be at the rear of the property, the site lies within Castletown's Conservation Area. The committee concluded that the size and appearance of the proposed two-storey extension would be unsympathetic to the character and appearance of the property, and therefore contrary to conservation area policy.
Refusal Reasons
General Policy 2
General Policy 2: 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. 6.3 Development outside of areas zoned for development
Environment Policy 35
Environment Policy 35: 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. 7.30 Development adjacent to Conservation Areas 7.30.1 It is often the case that important views into and out of a Conservation Area can contribute significantly to its character. It is necessary to assess the impact any development adjacent to conservation areas may have on such views.
