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| 40 Malew Street, Castletown January 2024 |
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Proposal: Single storey kitchen extension to the rear of a private dwelling. The Site: 40 Malew Street, Castletown IM9 1AF
Applicant: Mr & Mrs Callister
CONTENTS
Appendix I - Photographs
The property is a traditional Manx terraced three storey stone built dwelling on Malew Street, Castletown. It is located within an area designated on the Area Plan for the South – Castletown, as being in ‘predominantly residential’ use and it is also within the Castletown Conservation Area. The site is not within a Flood Risk Area.
The front and rear elevations are painted render with a natural slate roof and a rendered chimney stack. There are white UPVC casement windows throughout.
The property fronts directly on to Malew Street, and to the rear of the site is a private garden bounded by high stone walls with a gateway to a designated parking area & rear lane which is accessed from Hope Street. The rear of the property is not directly overlooked or clearly visible from public view despite being in the heart of the town.
The rear of the property has been extended in the past to create a single storey kitchen with a mono-pitched roof and a detached sun room with a flat roof which can only be accessed from the garden. Both are of relatively poor construction and do not integrate well with the main living accommodation or enhance the character of the property. The detached nature of the sun room means that it is infrequently used and only during the warmer months.
Generally the rear elevations of adjacent properties along Malew Street have been modernised and extended over the years with a varied mix of extensions, terraces, balconies and outbuildings.
The property is owned by a Manx family who are currently working abroad. In 2020 planning permission was granted for the property to be used as tourist accommodation and it is currently managed by Island Escapes. However the owner intends to return to the Island and for 40 Malew Street to be come their permanent family home, and as such they are keen to rationalise the dwelling so that the kitchen and sun room are better integrated with the main living accommodation.
The proposal is for the existing poor quality kitchen and detached sun room to be replaced with a single storey extension to the rear of the property to create a kitchen/dining area that will open onto the landscaped courtyard garden. A central hall will act as a hub to link the living room, kitchen extension and staircase which leads to the bedrooms.
The proposed extension will be built against the rear elevation across the full width of the site. A shallow mono-pitched roof will be finished with a metal standing seam roof incorporating 4 no. low profile roof lights. Dark grey bi-fold doors will allow access to the rear garden and the walls will be a painted smooth render finish to match the existing property. The choice of a shallow mono-pitched roof will provide a coherent internal space that links the kitchen and dining areas. It also overcomes what could be difficult details and junctions if more traditional pitched roofs were considered due to the varying ‘ins and outs’ of the rear of the building and conflict with the first floor windows.
Generally the appearance of the rear of the property will be enhanced by the removal of the existing poor quality extensions. While the new extension is of a more contemporary nature, the quality and finesse of the materials with the low profile roof and rooflights means that it will be a positive addition that will not impact on the overall character of the original building. It will also have minimum impact on the neighbouring properties or on the character of the conservation area as it will be mostly concealed by the original high stone boundary walls which are to be retained.
05/92384/R (Permitted Mar ‘06) – New polycarbonate roof & French doors to sun room.
03/01487/B (Permitted Dec ‘03) – Alterations & extensions to dwelling to provide additional living accommodation with sun room & balcony over.
89/00690/B (Permitted Jan ’94) – Rebuilding of the existing kitchen.
The preliminary scheme was submitted to the Planning Department for Preapplication advice, and comments were received from Ms Lucy Kinrade on 19th December 2023. The following is a summary of those comments:-
For infill rear extensions there are a number of general criteria to assess (general rules of thumb as set in the Residential Design Guide) such as:
Within a Conservation Area there is an extra judgement in respect of the character and appearance of that area being preserved or enhanced (Environment Policy 35) although there is some degree of flexibility with works to the rear and which are not prominent from public view.
Ms Kinrade provided a summary of her comments on the proposal with regard to the impact on neighbours; quality of finishes, as well as suggestions for additional information that may help support the application. Where applicable such information has now been incorporated within the application documents.
The success of the scheme would likely fall to its selected materials, general arrangement and visual impact on the host dwelling in its own right and then whether the general character of the rear of the property would be so adversely impacted as to harm the Conservation Area, however given that it is so varied already perhaps it would not be so harmful in this case.
The overall conclusion was that the scheme wouldn’t adversely impact the amenity of the neighbours, and as the extension is at rear the property the main Malew Street streetscene would be unchanged. While there are some views towards the rear they are mostly from neighbouring properties and not prominent or key public views. This would of course be subject to more detailed consideration during the formal planning process.
There is provision for one car to park in a designated space in the rear lane, with on street parking available on Malew Street and Hope Street.
The proposed alterations will not impact on the existing provision for parking, and it is hoped that if possible an Electric Vehicle charging point will be provided adjacent to the designated space.
Drainage: There are no inspection chambers visible in the rear garden and it is assumed that foul and surface water connect into a combined drain on site and then across private land at the rear of the property into the main sewer located in Hope Street. This will require further investigation when a contractor is appointed. The existing and new facilities will connect into separate foul and surface water drains on site via new inspection chambers. These will connect into the last inspection chamber on site and then to the main sewer.
Water/Electric: The existing water and electricity services will be adapted to accommodate the proposed extension.
Heating: The central heating system is served by a recently installed external oil fired boiler located behind the sun room. The boiler and oil tank are to be relocated in the rear garden and screened off with a slatted fence. The location and installation is to be compliant with current Building Regulations.
The applicant is aware of the forthcoming ban on gas/oil fired installations, but it would not make economic sense to replace a new external oil fired boiler at this stage. They are confident that the work can be carried out and boiler relocated and reinstalled prior to the January 2025 deadline. They are however mindful that at some point they will need to convert to alternative energy sources. To this end insulation valves for the new extension will exceed the minimum required by Building Regulations and any new radiators or underfloor heating will be designed, on the advice from a heating engineer, so that the heating system can easily be modified to an Air Source Heat Pump, or other, at a future date.
Taking into consideration the general criteria highlighted within the pre-application advice, we provide the following summary:-
Overbearing or dominant impacts on the neighbours (General Policy 2)
The scheme provides a single storey extension enclosed by the existing high boundary walls. As such the extension does not overlook or overshadow any of the neighbouring properties or adversely impact on their amenity space.
Overall size, scale, mass and design – whether this is subordinate to and appropriate for the existing host dwelling (Environment Policy 35 and General Policy 2)
Although the extension extends the full width of the property, by virtue that it is single storey with a shallow pitched roof and at the rear, it remains subordinate to the original building and does not detract from the character of the building. It also replaces two separate extensions that were of poor quality and did nothing to enhance the use of the building or it’s character.
Materials – whether these are appropriate to and in keeping with host dwelling and surrounding area (Environment Policy 34 & General Policy 2).
The render finish to the extension matches the existing walls, and while the new dark grey Upvc doors provide a more contemporary appearance they do not impact on the main Malew Street elevation. The choice of dark grey standing seam metal roof with slim profile rooflights, is again a more contemporary approach, but it provides a quality finish and finesse that does not conflict with the more traditional slate roofs in the area.
Impact from public view (Environment Policy 35 & General Policy 2)
The character of the area is predominantly formed by the front elevations of the properties along Malew Street. The proposed scheme has no impact on the front elevation.
The new single storey extension at the rear of the property is mainly concealed from view by the retained high stone boundary walls and is set well back from Hope Street. As such there is little impact, if any, on the character of the area from key public views
Samson Designs Limited 2024
| Appendix I - Photographs January 2024 |
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40 Malew Street
36 Malew Street 40 Malew Street 42 Malew Street
38 Malew St 40 Malew St. 42 Malew Street
Sun room to be demolished 40 Malew Street Single storey kitchen extension to be removed
Sun room
Single storey kitchen extension
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