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The site represents the residential curtilage of an existing dwelling which sits fronting onto Queen Street and backs onto a rear lane accessed from the Farrant's Way public car park beyond which is a site which has permission for the erection of seven dwellings (PA 03/0521) and presently being revised under PA 08/2052.
The dwelling is a traditional property with concrete ridged roof tiles in place of the original slates. At the rear the property has a number of flat roofed extensions, some with glazed roofing, some with felt and a long conservatory across the majority of the rear elevation. There are two very small square windows in the rear elevation at first floor level and the rear extensions have been built up to this level.
The site lies within an area designated on the Castletown Local Plan and draft Area Plan as Predominantly Residential. The site also lies within Castletown's Conservation Area.
PA 86/00371/B - Conversion of two dwellings into one and alterations to front elevation, 44/46 Queen Street, Castletown Status : Application Permitted on Review
Initial Decision: Permitted 1st January 1994
96/01220/B - Extension to existing conservatory, 44, Queen Street, Castletown. Initial Decision: Permitted 30th December 1996
04/00451/B - Creation of access steps to rear of dwelling Status : Application Permitted on Review Permitted on Review 7th July 2004 Conditions :
05/01979/B - Installation of uPVC tilt / turn windows to replace existing to front elevation Initial Decision - Permitted 6th December 2005 Conditions :
08/01984/C - Additional use of dwelling for tourism accommodation - Pending Consideration
Proposed is the removal of the rear annexes and their replacement with a full height, pitched roofed annex on the eastern side of the rear. This will match the existing rear annex on the property to the north albeit turned through 90 degrees and tying in to the existing roof at eaves and ridge level. The finished on the proposed extension are not specified. These should be to match those on the existing dwelling.
Department of Transport Highways and Traffic Division indicate that they do not oppose the application.
Department of Transport Drainage Division indicate that no surface water should be discharged to the main sewer. The application states that surface water will be discharged to the existing drainage system. There is to be no change to the amount of area which is hard surfaced and little prospect of a soakaway or other means of discharging water other than to the main system. As such, it is not considered appropriate to require that the method of disposal of surface water is changed from the existing, as a result of the proposed works.
MEA recommend a note regarding existing electricity supplies. This is a matter for the applicant, the Manx Electricity Authority and the contractor on site and should not be referred to in the planning decision notice.
The proposed work will remove a series of poor quality outbuildings/annexes which are visible, albeit only from the rear lane and the form and appearance of the new extension is an improvement to the appearance of the property and the Conservation Area, albeit not viewed from within the Conservation Area whose boundary runs along the rear lane.
The Department of Transport and the local authority are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered "interested persons" and as such should be afforded party status.
The comments raised by the Manx Electricity Authority are not material planning considerations and as such should not be referred to in the planning decision notice.
Recommended Decision: Permitted
Date of Recommendation: 28.11.2008
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This permission relates to the alterations and extensions shown in the drawings received on 21st October, 2008.
C 3. The external finishes of the extension must match those of the existing building in all respects.
I confirm that this decision accords with Government Circular No 31/07 (Delegation of Functions to Senior Planning Officer)
Decision Made: Permitted Date: 3/17/08 Signed: DBMA
Senior Planning Officer 28 November 2008 Senior Planning Officer 28 November 2008
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