Loading document...
Application No.: 25/00246/CON Applicant: Mr Alexander & Charlotte Lewthwaite & Meechan Proposal: Registered Building Consent for demolition aspects to 25/90239/B Site Address: 29-31 Hope Street Castletown Isle Of Man IM9 1AP Planning Officer: Lucy Kinrade Photo Taken: 10.04.2025 Site Visit: 10.04.2025 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 24.04.2025 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions
C 1. The works hereby granted registered building consent shall be begun before the expiration of four years from the date of this consent.
Reason: To comply with paragraph 2(2)(a) of schedule 3 of the Town and Country Planning Act 1999 and to avoid the accumulation of unimplemented registered building consents.
N 1. The applicant is reminded of their separate obligations under the Wildlife Act 1990 regarding protected species and nesting birds. Should evidence of such be found during any demolition works, further advice should be sought from DEFA.
This application has been recommended for approval for the following reason.
The proposed demolition works are considered to have an acceptable impact on the wider Conservation Area and just as its concurrent application 22/91213/B would meets with General Policy 2, Environment Policy 35 and Strategic Policy 4 of the Strategic Plan, and Section 18 of The Act 1999.
Plans/Drawings/Information; The application approval relates to the following:
_________________________________________________________________ Interested Person Status
It is recommended that the owners/occupiers of the following properties should not be given Interested Person Status as they are not considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 4(2):
_________________________________________________________________ Officer’s Report
1.0 THE SITE - 1.1 The application relates to 29-31 Hope Street Castletown, the former undertakers. The site is located within the Castletown Conservation Area.
2.0 PROPOSAL - 2.1 The current application relates only to the demolition works forming part of 25/90239/B for the conversion of the building into a new dwelling. The demolition works include:
3.0 PLANNING HISTORY - 3.1 Aforementioned the most relevant in this case is the concurrent application 25/90239/B seeking planning approval for the works.
4.0 PLANNING POLICY - 4.1 The site is designated as 'residential' on Area Plan for the South 2013. The site is within the Castletown Conservation Area and recognised as being at high tidal flood risk. - 4.2 The general standards of development as set out in General Policy 2 are relevant in an assessment, along with Environment Policies 35 and Strategic Policy 4 which seeks to ensure development preserves or enhances Conservation Areas and those features which positively contribute to those areas. Section 18 of The Act would be materially relevant to works in a formally designated conservation area. Planning Policy Statement 1/01 - Guide to the Conservation of the Historic Environment of the Isle of Man (Policy CA/2) are also relevant with both seeking to ensure that development within conservation areas preserving or enhancing the character or appearance of the Area and to ensure that the special character is protected.
5.3 Owners of No. 33 Hope Street - express concerns (14/03/2025) - will off street parking be provided for all cars as they were required in their own application to provide a private rented space, and will the proposed works for the property result in noise impacts on their tourist accommodation.
6.0 ASSESSMENT - 6.1 The building is not registered but does sit within a conservation area, and so assessment to determine the acceptability of the demolition aspects is necessary as per The Act 1999. - 6.2 A full assessment of the proposed development have been undertaken under
25/90239/B and considered visually acceptable on the character and appearance of the Conservation Area. The majority of the larger demolition works are contained to the rear where there is limited public view. The existing rear extension is not of any substantial interest warranting its protection and so its loss would not adversely impact the character and appearance of the conservation area.
6.3 Works to the frontage will see the removal of ornamentation along with some demolition and rebuilding of openings to facilitate new window and door layout. The works in place of these demolition changes are considered to have an acceptable visual impact on the streetscape and wider Conservation Area. - 6.4 The demolition works associated with the conversion of the existing building into a new dwelling are considered acceptable in this case, and there would be no reason to reach a different conclusion to 25/90239/B or to refuse this application in this case. - 6.5 The neighbours No. 33 have raised issues in respect of construction noise and parking issues in the street. Their comments duplicate those submitted for 25/90239/B and have been addressed in that concurrent application. Problems occurring during construction such as noise, dust, vehicles is not a material planning consideration and not relevant to the decision making process. Parking and highway safety impact is not a matter to be determined by this Consent application and was addressed in full as part of 25/90239/B. While they have highlighted general issues, No. 33 does not specifically state how the proposed demolition elements will impact the lawful use of their land and thus it is not considered that they meet the tests to be awarded right to appeal.
7.0 CONCLUSION - 7.1 The proposed demolition works are considered to have an acceptable impact on the wider Conservation Area and meeting with General Policy 2, Environment Policy 35 and Strategic Policy 4 of the Strategic Plan, and Section 18 of The Act. Just as 25/90239/B a note in
respect of Wildlife Act and the applicants obligations to check for bats and birds as part of any demolition works will be added to take into account those comments submitted by DEFA Ecosystems.
8.0 INTERESTED PERSON STATUS - 9.1 By virtue of the Town and Country Planning (Registered Buildings) Regulations 2013 (As Amended), the following are automatically interested persons:
9.2 The Decision maker must determine whether there are other persons to those listed above who should be given Interested Person Status. - 9.3 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given Interested Person Status.
I can confirm that this decision has been made by the Head of Development Management 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, and/or rights to appeal.
Decision Made : Permitted Date : 25.04.2025 Determining Officer
Signed : S BUTLER Stephen Butler Head of Development Management
Customer note This copy of the officer report reflects the content of the office copy and has been produced in this form for the benefit of our online service/customers and archive record.
Copyright in submitted documents remains with their authors. Request removal
View as Markdown