Planning Officer Report

Planning Officer Report And Recommendations {{table:380299}}

Officer's Report

The Application Site

1. The application site is the curtilage of 26 Hope Street, a two storey, limestone finished dwelling within the terrace sited on the eastern side of Hope Street within the Castletown Conservation Area designated in 1990.
2. The surrounding area is characterised by a mix of uses of residential, and some commercial.

The Proposal

1. This application seeks Planning Approval to replace an existing single roof light with two roof lights.

Planning History

1. There are no relevant applications.

Planning Policy

1. As is the property is located in Hope Street, within the Castletown Conservation Area designated in 1990, the relevant planning policies from the Isle of Man Strategic Plan 2007 are Strategic Policy 4, General Policy 2, Environment Policies 34 and 35 and Policy CA/2 Special Planning Considerations from Planning Policy Statement 1/01 (Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man) is also considered to be relevant to determining this application.

Strategic Policy 4 states:

"Proposals for development must:

• (a) Protect or enhance the fabric and setting of Ancient Monuments, Registered Buildings, Conservation Areas, buildings and structures within National Heritage Areas, and sites of archaeological interest;
• (b) protect or enhance the landscape quality and nature conservation value of urban as well as rural areas but especially in respect to development adjacent to Areas of Special Scientific Interest and other designations; and
• (c) not cause or lead unacceptable environmental pollution or disturbance."

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 34 states: "In the maintenance, alteration or extensions of pre-1920 buildings, the use of traditional materials will be preferred."

Environment 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."

Policy CA/2 - Special Planning Considerations states; "When considering proposals for the possible development of any land or buildings which fall within the conservation area, the impact of such proposals upon the special character of the area, will be a material consideration when assessing the application.

Where a development is proposed for land which, although not within the boundaries of the conservation area, would affect its context or setting, or views into or out of the area; such issues should be given special consideration where the character or appearance of a conservation area may be affected."

Representations

1. Castletown Commissioners have no objection to the proposals.

ASSESSMENT

1. The application seeks Planning Approval to replace an existing single roof light on the rear slope of the property facing the harbour, with two larger roof lights.
2. The existing roofscape of the rear of the properties on Hope Street overlooking the harbour is characterised by a mismatch of rooflights, flat roofed and pitched dormers.
3. There is an existing, centrally located rooflight in the rear roof slope which is likely to be of some age, potentially Victorian, which is flanked by a flat roofed dormer on the adjoining property to the south and a pitched, slate clad dormer to the on the adjoining property to the immediate north.
4. As initially proposed, the Conservation/Heritage style rooflights with the bar down the centre were which would have resulted in a 'square' format. As a general rule, rooflights in and around this area and indeed historically throughout the Island, are portrait in format. Therefore, the loss of the existing and its replacement with a pair of 'square' roof lights would not considered to preserve the character of the Conservation Area, nor does it enhance the character.
5. As a result of this, discussion took place with the agent and the proposals have been revised to reduce the size of the windows to . As a result, that proposed is not considered to have a detrimental impact upon the character of the Conservation Area and is therefore acceptable.
6. In conclusion; the works in the main, are considered to respect the character of the Conservation Area within which it is located and in doing so, comply with the relevant planning policies from the Isle of Man Strategic Plan 2007 are Strategic Policy 4, General Policy 2, Environment Policies 34 and 35 and Policy CA/2 Special Planning Considerations from Planning Policy Statement 1/01 (Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man).

Recommendation

1. Permit.

Party Status

1. The local authority, Castletown Commissioners, is by virtue of the Town and Country Planning (Development Procedure) (No2) Order 2013 (Article 6(4)(e), considered "interested persons" and as such should be afforded party status.

Recommendation

Recommended Decision: Permitted

Date of 24.10.2013

Recommendation:

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval

N : Notes attached to conditions R : Reasons for refusal 13 November 2013 13 / 91098 / B

O : 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 approval relates to the following information: 1:1250 Location Plan Drawing Number 1311 - KR - 102 date stamped 17 September 2013 1:100 Existing and Proposed Elevations Drawing Number 1311 - KR - 202 - A date stamped 30 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