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Application No.: 24/00159/CON Applicant: Mr & Mrs Richard & Tracey Ronan Proposal: Registered Building Consent for demolition of the rear wall of existing property to form opening for new extension. Refer to planning application 23/01508/B. Site Address: 85 Malew Street Castletown Isle Of Man IM9 1LX Planning Officer: Vanessa Porter Recommended Decision: Permitted Date of Recommendation: 05.04.2024
C : Conditions for approval N : Notes attached to conditions C 1. The works hereby granted registered building consent shall be begun before the expiration of four years from the date of this consent.
Reason: To comply with paragraph 2(2)(a) of schedule 3 of the Town and Country Planning Act 1999 and to avoid the accumulation of unimplemented registered building consents.
This application has been recommended for approval for the following reason.
The proposal meets the statutory tests within Section 18 of the Town and Country Planning Act 1999, as the character of the Conservation Area is being preserved. It is also judged that the application meets the tests of Strategic Policy 4 and Environment Policy 35 of the IOM Strategic Plan 2016 as the Conservation Area is being protected and preserved. It is therefore judged that the application is acceptable.
Plans/Drawings/Information; This decision relates to the following plans and drawings, date stamped received on 7th February 2024;
Additional Persons None _____________________________________________________________________________ Officer’s Report THE APPLICATION SITE
1.1 The application site is within the curtilage of 85 Malew Street, Castletown which is a two storey mid terraced property. The front of the property is painted stone, with a slate roof that is slightly raised above the neighbouring properties. The rear garden of the property is at a higher elevation that the ground level of the dwelling. THE PROPOSAL - 2.1 This application is entwined with PA24/01508/B, which was works comprising of the below elements; "2.1 The current planning application seeks approval for but not limited to the following;
3.1 There are two previous applications which are relevant to this application, PA20/00785/B & PA23/01508/B
3.2 PA20/00785/B - Installation of replacement windows and door to front elevation Permitted. - 3.3 PA23/01508/B - Single-storey rear extension to kitchen/lounge. Replacement roof and rear timber cladding to improve thermal efficiency. Replacement rear garden lounge - Pending
PLANNING POLICY 4.1 The site lies within an area zoned as "Predominantly Residential" on the Area Plan for the South. The site isn't within a Flood Risk Zone but is within a Conservation Area. Given the nature of the application being for RB consent works in relation to PA23/01508/B it is most relevant to focus on those policies which relate specifically to demolition works within a Conservation Area and Heritage policies referenced in PPS 1/01.
4.2 The Strategic Policies which are the most applicable to this application are Strategic Policy
4.3 With regards to the Planning Policy Statement 1/01 - Conservation of the Historic Environment of the Isle of Man, the most relevant policy is CA/6.
REPRESENTATIONS
5.1 The following representations can be seen online in full;
5.2 No comments have been received from Highway Services at the time of writing this report. - 5.3 No comments have been received from Castletown Commissioners at the time of writing this report.
6.1 Whilst the property is not registered, the Town and Country Planning Act 1999 requires that demolitions in Conservations Areas have registered building consent to safeguard the character and appearance of the surrounding area. Therefore the key considerations in this case are whether the proposed works will adversely affect or change the character and nature of the building or the Conservation Area.
6.2 This registered building application has been submitted in response to a requirement due to the demolition works within the Conservation Area. The main works are to do with the existing roof to the front elevation and the removal of walls to the rear elevation. - 6.3 Both works are in connection with PA23/01508/B and due to the most predominant works being to the proposed replacement roof, it is unlikely that the works will be done without being finished. As such the proposed works will not impact the special character of the Conservation Area and the proposal is deed to comply with Environment Policy 39. - 6.4 Overall it is judged that the proposed demolition preserves the special character, fabric and setting of the Conservation Area as it does not include the removal of any historic elements.
7.1 It is judged that the proposal complies with sections 16 and 18 of the Town and Country Planning Act 1999, as the historic character of the building and setting of the conservation area are being preserved. It is also judged that the application meets the tests of strategic policy 4 and environment policy 35 of the IOM Strategic Plan 2016 and the requirements within PPS 1/01 as the fabric and setting of the conservation area is being protected and preserved. It is therefore recommended that the application be approved. INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Registered Buildings) Regulations 2013 (As Amended), the following are automatically interested persons:
8.2 In addition to those above, the Regulation 9(3) requires the Department to decide which persons (if any) who have made representations with respect to the application, should be treated as having sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application
I can confirm that this decision has been made by the Acting Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status
Decision Made : Permitted Date : 08.04.2024 Determining officer
Signed : A MORGAN Abigail Morgan Acting Head of Development Management
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