3 December 2025 · Delegated
Croft House, The Crofts, Castletown, Isle Of Man, IM9 1ly
The application relates to Croft House, The Crofts, Castletown, an existing four-storey terraced dwelling within the Castletown Conservation Area. The proposal includes replacement integral kitchen and conservatory to the rear elevation, and a detached summerhouse and store associated with 25/00909/CON. The site has a long and narrow rear garden enclosed by a stone boundary wall, with rear vehicular access connecting to a small shared rear lane. The decision was made to approve the application, following consideration of visual impacts on the character and appearance of the dwelling and Conservation Area, potential amenity impacts on adjacent neighbours, and highway safety impacts.
The Department of Environment, Food and Agriculture determined to approve the application, resulting in a permitted outcome. The decision notice states the application was determined to approve. The officer report identifies key considerations including visual impacts within the Conservation Area, amenity impacts on neighbours, and highway safety impacts. The formal decision record lists 1 condition.
general development standards including visual and amenity
The proposed works are considered to have an acceptable impact on the character and appearance of the main house and surrounding area
preserve or enhance the conservation area
The works are expected to preserve the character and appearance of the Conservation Area
Environment Policy 35: 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. 7.30 Development adjacent to Conservation Areas 7.30.1 It is often the case that important views into and out of a Conservation Area can contribute significantly to its character. It is necessary to assess the impact any development adjacent to conservation areas may have on such views.
general development standards including visual and amenity
there are no new or adverse highway impacts expected
make best and efficient use of sites and utilising existing infrastructure
ISLE OF MAN STRATEGIC PLAN 2016
Strategic Policy 1: Development should make the best use of resources by: (a) optimising the use of previously developed land, redundant buildings, unused and under -used land and buildings, and re - using scarce indigenous building materials; (b) ensuring efficient use of sites, taking into account the needs for access, landscaping, open space (1) and amenity standards; and (c) being located so as to utilise existing and planned infrastructure, facilities and services. 4.2.2 In pursuance of (c) abo ve, the Department will, when formulating its programme for the preparation of new Area Plans, have particular regard to: (a) the availability of mains drainage connected to IRIS or other mains systems; (b) securing the future viability of rural primary schools; (c) the public investment in the Island's highway, bus, railway and tramway networks; (d) the provision and availability of water; and (e) community facilities. 4.3 Environment 4.3.1
new development directed to towns and villages
ISLE OF MAN STRATEGIC PLAN 2016
Strategic Policy 2: New development will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions(2) of these towns and villages. Development will be permitted in the countryside only in the exceptional circumstances identified in paragraph 6.3. (1) Open Space is defined in Appendix 1. (2) Sustainable Urban Extensions are defined in Appendix 1 4.3.2 Appendix 3 to the Plan identifies the towns and villages, and also explains why the Department has rejected the idea of a new settlement, which was mooted in the Consultation Draft published in May 2000. 4.3.3 Each of our towns and villages has an ind ividual character arising not only from its geographical position and existing fabric, but also from its historical, cultural, and social background. This character should be protected and enhanced. Accordingly:
Protection of built heritage and conservation
ISLE OF MAN STRATEGIC PLAN 2016
promotes good design
ISLE OF MAN STRATEGIC PLAN 2016
Strategic Policy 5: New development, including individual buildings, should be designed so as to make a positive contribution to the environment of the Island. In appropriate cases the Department will require planning applications to be supported by a Design Statement which will be required to take account of the Strategic Aim and Policies. 4.4 Economy 4.4.1 The Spatial Strategy identifies the Major Employment Areas around the Island. While the majority of business and employment is focused around the Douglas Metropolitan Area, there are other major employment areas at Castletown, the Airport/Freeport, Peel, Ramsey and Jurby. The Department considers the distribution of employment areas provides a spread of employment opportunities around the Island. While recognising the opportunities for small scale local employment within existing centres it is considered new employment should, in the main, be concentrated within existing settlements or those major employment areas referred to in the Island Spatial Strategy and illustrated on the Key Diagram. Existing Local and new Area Plans will provide detailed boundar ies for these areas. From time to time Government may judge it appropriate to offer financial incentives to encourage economic activity or investment in particular parts of the Island.
sustainable transport
ISLE OF MAN STRATEGIC PLAN 2016
Strategic Policy 10: New development should be located and designed such as to promote a more integrated transport network with the aim to: (a) minimise journeys, especially by private car; (b) make best use of public transport; (c) not adversely affect highway safety for all users, and (d) encourage pedestrian movement (1) Business Park is defined in Appendix 1 4.6 Social 4.6.1 The provision of an adequate supply of housing to meet the needs of the wider community is essential; this is in addition to the need to replace existing substandard or poor quality dwellings. Therefore;
Castletown recognised as a service centre
ISLE OF MAN STRATEGIC PLAN 2016
Designed to take into account local character and identity
ISLE OF MAN STRATEGIC PLAN 2016
pment. 8.13.2 The extent of formal open space with in settlement boundaries in the South is identified on the Proposals Map (Map 3) and Inset Maps (Maps 4-7). The Isle of Man Strategic Plan (Environment Policy 42) seeks to protect these open spaces and indicates that: 8.13.3 "Inappropriate backland development, and the removal of open or green spaces which contribute to the visual amenity and sense of place of a partic ular area will not be permitted.''
designed to prevent criminal and antisocial behaviour
The proposal aligns with CP's 7, 10 and 11
Community Policy 7: The design of new development and the extension and refurbishment of existing buildings and development must, as far as is reasonably practical, pay due regard to existing best practice so as to help prevent criminal and anti-social behaviour. 10.12.2 The Isle of Man Constabulary has suggested that neighbourhood police stations, where the public can meet police officers, are needed to improve community safety. In the majority of cases these will need to be provided within existin g communities as opportunities arise. Consideration should be given to incorporating such facilities in larger new developments in association with other community facilities.
implement best practice so as to reduce the outbreak and spread of fire
The proposal aligns with CP's 7, 10 and 11
Appendix 7 - parking standards
ISLE OF MAN STRATEGIC PLAN 2016
Transport Policy 7: The Department will require that in all new development, parking provision must be in accordance with the Department's current standards. The current standards are set out in Appendix 7. 11.5.4 New development can have a significant impact in terms of the traffic generated by it and the impact on the various modes of travel. The Department considers that proposals which are likely to be significant traffic generators should be accompanied by a Transport Assessment(1) which should look at all modes of transport including access by public transport, cycling and on foot.
methods for water conservation
The proposal aligns with CP's 7, 10 and 11 and IP5
Condition 1
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
