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Application No.: 05/01368/B Applicant: Lorne House Estates Ltd Proposal: Erection of two houses with a single shared vehicular access from Bridge Street (Conservation Area) Site Address: Land At The Harbourside Lorne House Douglas Street Castletown Isle Of Man ### Considerations Case Officer: Miss S E Corlett Expected Decision Level: Committee Decision ### Written Representations Mrs D. M. Kelly Mr & Mrs Donnelly ### Consultations Consulttee: Highways Division Notes: no objection, however concerns have been raised, see notes 26/08/05 - objections Consulttee: Castletown Commissioners Notes: Consulttee: Chief Fire Officer Notes: smoke detectors. Consulttee: IOM Water Authority Notes: See notes 2. Consulttee: S.P.M.C. & E. Notes: strongly objects Consulttee : Castletown Heritage Notes : object, see notes Consulttee : Manx Electricity Authority Notes : discuss re low voltage cables etc --- ### Policy
The site represents a strip of land on the northern side of Bridge Road opposite the Umber Quay and between St. Mary's Vicarage and 5, Bridge Street. The site presently accommodates a number of trees and a stone roadside wall all of which contribute significantly to the appearance and character of this part of Castletown and the Conservation Area and which is prominent as a view point from across the harbour.
The site is designated in the adopted Castletown Local Plan as Private Woodland. The emerging Castletown Plan which was not the subject os public inquiry an as such has limited weight, discussed the possibility of further development in Lorne House grounds and suggested that land to the north of Lorne House may be suitable.
This application does not follow that provision but proposes the development of two dwellings as an extension to the existing housing on Bridge Street (northern side). This will involve the removal of the roadside walling and some trees - around 20. The plans show the retention of the stone wall but this is not likely to be possible during building works. The trees to be removed are sycamores, Turkey Oak, Manx Palm amongst a group which are predominantly sycamore.
The scheme shows the retention of 2 large sycamores which will overhang the houses and I doubt that these will be retained after the construction of the dwelling due to their overshadowing impact.
The applicant suggests that "change is always difficult to contemplate, particularly in a well-established and preserved environment such as Castletown" but that "change ought not be resisted by a knee-jerk reaction". I feel that perhaps he has approached this without regard to the requirement to "preserve or enhance" the special architectural or historic environments of the Conservation Area. The scheme does not preserve either the wall or the trees in tact nor does it enhance the area through the changes which the scheme brings about.
The houses are similar but not identical and take their lead from 5, Bridge Street. There is a drive/turning area shown on the plans although it is not possible to turn within this area.
The canopy and massing of the trees is perhaps most important at the upper level, forming an impressive backdrop to the existing buildings and the harbour. however the uniterupted view of the lower parts of the trees are also valuable - if one looks at the canopy behind the remainder of the houses in Bridge Street, the canopy is not so impressive and the impact of the trees not so obvious. There is also the concept of enclosure - that the wall is enclosing Lorne House and that breaching this and building between it and the quay will interfere with the historic importance of the wall and the trees.
I have asked MNH for their views.
The remainder of Bridge Street has been the subject of redevelopment. 93/0990 - Alterations and extension to create office accommodation, former Brewery Buildings, Bridge Street, Castletown - permitted 84/1334 and 86/1005 - erection of dwelling, land adjoining Lorne House (now 5, Bridge Street) (site of former outbuildings) 92/116 - Extension to utility room, 5 Bridge Street, Castletown - permitted 93/197 - Installation of 80 cm satellite TV dish, 5 Bridge Street, Castletown - permitted 91/4180 - Refurbishment to create additional living accommodation, The Cottage, adjoining the Malt House, Bridge Street, Castletown permitted 90/4072 - Approval in principle for development of former Castletown brewery site & adjoining cottages, Bridge Street, Castletown permitted 95/569 - Demolition of existing and erection of new dwelling, 2, Bridge Street, Castletown - permitted.
It is clear that the existing fabric of the Quay has been changed significantly, even in the case of buildings which were Registered. However, development has generally been confined to the footprint or at least the area surrounding existing buildings.
This site is not designated for development: rather it is identified on the adopted local plan as Woodland - woodland which serves to provide the setting for an established substantial dwelling, Lorne House. The development of housing as proposed would result in a breach of the roadside wall and would interrupt the existing expanse of trees which are visible as part of the streetscape but which also provide a visual edge to the grounds of Lorne House. Whilst the top of the tree canopy would still be visible above the trees, the lower vegetation of the trees and those branches and foliage which overhangs the roadside wall would be lost and the streetscape would be changed adversely as a result.
The site is also a prominent and important one within the Conservation Area where the Department has a responsibility to seek to preserve or enhance the character and appearance of the Area. The proposed development would not preserve the existing attractive appearance or positive character of the site and the area surrounding it and as such would be detrimental to the Conservation Area.
I am not sure that the concerns of the DoT regarding garaging opposite each other is a valid reason for refusal.
Recommended Decision: Refused
Date of Recommendation: 05.09.2005
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
R 1.
This site is not designated for development: rather it is identified on the adopted local plan as Woodland - woodland which serves to provide the setting for an established substantial dwelling,
Lorne House. The development of housing as proposed would result in a breach of the roadside wall and would interrupt the existing expanse of trees which are visible as part of the streetscape but which also provide a visual edge to the grounds of Lorne House. Whilst the top of the tree canopy would still be visible above the trees, the lower vegetation of the trees and those branches and foliage which overhangs the roadside wall would be lost and the streetscape would be changed adversely as a result.
R 2.
The site is also a prominent and important one within the Conservation Area where the Department has a responsibility to seek to preserve or enhance the character and appearance of the Area. The proposed development would not preserve the existing attractive appearance or positive character of the site and the area surrounding it and as such would be detrimental to the Conservation Area.
Decision Made : ... Committee Meeting Date : ...
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