DEC Officer Report

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No.: 23/00957/CON Applicant: Mr Jay Reid Proposal: Registered Building consent for demolition elements to PA 23/00931/B Site Address: 5 Victoria Road Castletown Isle Of Man IM9 1EP Planning Officer: Lucy Kinrade Photo Taken: 14.09.2023 Site Visit: 14.09.2023 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 08.08.2024

Conditions and Notes for Approval

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 proposed demolition works to the rear wall and the outrigger are considered to have an acceptable impact on the wider character and appearance of the Conservation Area which is to be preserved and to accord with S18 of the Act, Strategic Policy 4, Environment Policy 35 and paragraphs from Planning Policy Statement 1/01.

Plans/Drawings/Information; This approval relates to the following documents and information:

o A SLP 01 - Site Location Plan
o A ESWE 01 - Existing South West Elevation
o A ESEE 01 - Existing South East Elevation
o A ENWE 01 - Existing North West Elevation
o A EGFP 01 - Existing Ground Floor Plan
o A EFFP 01 - Existing First Floor Plan
o Flood risk assessment
o Planning statement All date received and processed 15/08/2023

o Bird Mitigation Decals
o A ENE 01 - Existing North East Elevation
o A PBP 01 - Proposed basement Plan
o A PRP 01 - Proposed Roof Plan NTS
o A PSV 01 - Proposed Section View
o A ESFP 01 - Existing Second Floor Plan
o A PBSP 01 - Proposed Block Site Plan
o A PFFP 01 - Proposed First Floor Plan
o A PSE 01 - Proposed South East Elevation
o A PSFP 01 - Proposed Second Floor Plan
o Agent covering email dated 28.11.2024
o ****Existing Roof Plan A ERP 01
o ****Existing Section View A ESV 01
o ****Existing NW Elevation Street View A ENWE 02

All date received and processed 30/11/2023

Flood Risk Consent Form o Agent email re: glass decals dated 27th September 2023 o A EBSP 01 / A SLP 01- Existing Block Site Plan

All date received and processed 30/12/2023

o A PNE 01 - Proposed North East Elevation
o A PGFP 01 - Proposed Ground Floor Plan
o A PNW 01 - Proposed North West Elevation
o A PNWE 02 - Proposed NW Elevation Street View
o A PSW 01 - Proposed South West Elevation All date received and processed 12/06/2024

***Photos of Rear of Existing House _______________________________________________________________ Interested Person Status – Additional Persons None _____________________________________________________________________________ Officer’s Report SITE

1.1 The application relates to 5 Victoria Road Castletown, a mid-terrace dwelling with a primary frontage facing towards the main road and a rear elevation facing over the river leading down towards Castletown harbour. PROPOSAL - 2.1 The current application relates only to the demolition works forming part of 23/00931/B which is:

o the demolition of part of the rear boundary wall to create an opening onto a cantilever balcony, and
o demolition of existing rear outrigger roof and its replacement with new flat roof. PLANNING HISTORY

3.1 Aforementioned the most relevant in this case is PA 23/00931/B for the full application for the alterations and extensions to the house. PLANNING POLICY - 4.1 The site is located within an area designated on the Area Plan for the South as predominantly residential and is also within the Castletown Conservation Area. In this assessment for the demolition elements the general standards of development set out in General Policy 2 and the requirement for development to preserve or enhance Conservations Areas and those features which positively contribute to the character as set out in Environment Policies 35 and Strategic Policy 4. Section 18 of The Act is also relevant as a statutory test and Planning Policy Statement 1/01 - Guide to the Conservation of the Historic Environment of the Isle of Man (Policy CA/2) are also relevant with both seeking to ensure that development within a conservation areas preserving or enhancing the character or appearance of the Area and to ensure that the special character is protected.

REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.

5.1 Comments were sought from the following but no comments had been received at the time of writing the report (dated 08/08/2024)

o Castletown Commissioners
o Manx National Heritage
o DEFA Registered Buildings Officer
o Manx Utilities
o DOI Flood Risk Management

ASSESSMENT

6.1 The building is not registered however the Town and Country Planning Act 1999 currently requires that for any demolitions in Conservation Areas that registered building consent is sought to ensure the safeguarding of the character and appearance of the Conservation Area (minded that some demolition work outside of a Conservation Area is not considered to constitute development needing an application). Therefore the key considerations in this case is whether the proposed works will adversely affect or change the character and nature of the building or the Conservation Area.

6.2 The demolition works forming part of this application are to the rear of the building where there is already a varied mix of treatments to the backs of properties including rear flat roof extensions with terraces and rear balconies. There is some public views from across the river and from the bridge although these area at angle or at distance. - 6.3 Aforementioned there is already a number of balconies across here and whilst the proposal would result in the loss of the rear boundary wall, this is not considered to result in any harm to the overall varied rear elevations here nor to detract from the overall historic character and appearance of the conservation area which is to remain preserved. - 6.4 Similarly the change from the existing traditional slate roof outrigger to a flat roof would have some negative visual impact being a style at odds with the traditional host dwelling, however given the location at the rear and away from the primary front elevation, the overall size and scale not projecting any further than the existing and sitting below the main eaves and pitched roof of the main host dwelling, and factoring in the surrounding extensions on neighbouring properties which this will sit between and be read in connection with that the proposal would not stand apart and would be absorbed amongst the existing rear terrace and not to detract from or make worse the overall appearance of the back of the terrace. The overall character and appearance of the wider area is to be preserved.

CONCLUSION

7.1 The proposed demolition works to the rear wall and the outrigger are considered to have an acceptable impact on the wider character and appearance of the Conservation Area which is to be preserved and to accord with S18 of the Act, Strategic Policy 4, Environment Policy 35 and paragraphs from Planning Policy Statement 1/01. 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:

o The applicant, or if there is one, the applicant's agent;
o Manx National Heritage, and
o The local authority in whose district the land the subject of the application is situated.

8.2 The Decision maker must determine whether there are other persons to those listed above who should be given Interested Person Status.

I can confirm that this decision has been made by a Principal Planner 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: 09.08.2024 Determining officer

Signed : C BALMER Chris Balmer Principal Planner

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DEC Officer Report

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