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Application No.: 22/01131/B Applicant: Harbour Quay Limited Proposal: Alterations and erection of extension to rear elevation Site Address: 15 Bank Street Castletown Isle Of Man IM9 1AT Technical Officer: Mr Thomas Sinden Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 04.10.2022
C : Conditions for approval N : Notes attached to conditions C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
This application has been recommended for approval for the following reason.
The application meets the statutory tests within Section 18 of the Town and Country Planning Act 1999 as the special character of the conservation area is being preserved. The application also meets the tests within General Policy 2, Strategic Policy 4 and Environment Policy 35 as the conservation area is being preserved and protected, and does not affect adversely the character of the surrounding townscape. The application is therefore judged to be acceptable.
Plans/Drawings/Information;
This decision relates to drawings 7/718/2A, 7/718/4, 7/718/6 and 7/718/7, together with the other supporting information submitted on 31.8.2022. _______________________________________________________________
Additional Persons
None _____________________________________________________________________________
1.0 THE SITE - 1.1 The application site is 15 Bank Street, Castletown. The property is a three storey pitched roof dwelling with a two storey rear outrigger and an enclosed rear yard. The property is within the Castletown Conservation Area.
2.0 THE PROPOSAL - 2.1 The application proposes to demolish the existing two storey pitched roof outrigger with a two storey flat roof extension across the full width of the rear yard. The extension is proposed to be finished in painted smooth render, have bi-fold doors at ground level and two UPVC framed windows at first floor level.
3.0 PLANNING POLICIES - 3.1 The application site is in an area defined as mixed use on Map 5 of the Area Plan for the South, and within the Castletown Conservation Area. The site is not in an area at risk of flooding. - 3.2 TOWN AND COUNTRY PLANNING ACT 1999
S18 Designation of conservation areas
(4) Where any area is for the time being a conservation area, special attention shall be paid to the desirability of preserving or enhancing its character or appearance in the exercise, with respect to any buildings or other land in the area, of any powers under this Act.
3.3 National policy: THE ISLE OF MAN STRATEGIC PLAN 2016
General Policy 2: 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:
Strategic Policy 4: Proposals for development must: (a) Protect or enhance the fabric and setting of Ancient Monuments, Registered Buildings(1), Conservation Areas(2), buildings and structures within National Heritage Areas and sites of archaeological interest;
3.4 Other policies within the Strategic Plan which are considered relevant in the assessment of the proposal are:
POLICY CA/2 SPECIAL PLANNING CONSIDERATIONS 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.
4.0 OTHER MATERIAL CONSIDERATIONS - 4.1 Whilst not adopted planning policy, DEFA's Residential Design Guide (2021) is a material consideration in the assessment of this application as, "It is intended to apply to any residential development within existing villages and towns, including individual houses, conversions and householder extensions."
5.0 PLANNING HISTORY - 5.1 Planning application 02/02570/B permitted replacement windows at the rear of the property, whilst refusing replacement windows at the front and side. Application 15/00654/B approved replacement windows on all elevations of the property.
6.0 REPRESENTATIONS Copies of representations received can be viewed on the Department's website. This report contains summaries only. - 6.1 The Department of Infrastructure Highways Division state that they judge the application to have no significant negative impact upon highway safety, network functionality and /or parking. (15.09.2022).
7.0 ASSESSMENT - 7.1 As the application proposes alterations/extensions to an existing traditionally styled property in the Castletown Conservation Area, it is judged that the most pertinent issues are the impact on the character of the conservation area and the impact on the amenity of local residents and the character of the surrounding townscape. - 7.2 The proposed extension would be sited within the property's enclosed rear yard/garden. A site visit has shown that the rear yard/garden and the existing outrigger are not visible from any public viewpoint in the surrounding streets and alleyways. With this in mind, it is judged that the proposals would have no adverse impact on the character of the surrounding townscape or the special character of the conservation area. - 7.3 The extension is proposed to run the full width of the rear yard. As such, the massing is greater than the existing outrigger. In terms of the impact on the neighbouring properties, the extension sits below the level of the rear extension at number 13 to the south. On the northern boundary, the eaves of the extension are proposed to be slightly higher than the existing outrigger. The flat roofed form of the proposed extension would reduce the overall ridge line of the rear extension when compared to the existing outrigger. The depth of the proposed extension is proposed to match the existing outrigger. Given the factors mentioned above, the proposed extension is not judged to affect adversely the amenity of either of the neighbouring properties. - 7.4 Given the nature and scale of the proposals, the application is judged to comply with Infrastructure Policy 5 and Community Policies 7, 10 and 11 of the IOM Strategic Plan 2016.
8.0 CONCLUSION - 8.1 The application is judged to meet the statutory tests within Section 18 of the Town and Country Planning Act 1999 as the special character of the conservation area is being preserved. The application is also judged to meet the tests within General Policy 2, Strategic Policy 4 and Environment Policy 35 as the conservation area is being preserved and protected, and does not affect adversely the character of the surrounding townscape. It is therefore recommended that the application be approved.
9.0 INTERESTED PERSON STATUS - 9.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:
9.2 The decision maker must determine:
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: 06.10.2022 Determining officer Signed : J SINGLETON Jason Singleton Principal Planner
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