Loading document...
1.1 The application site forms the residential curtilage of 36 Arbory Street, Castletown which is a traditional three storey end terrace located on the northern side of Arbory Street and north of the Methodist Church. Bagnio House lies to the east, alongside a lane leading to The Coach House and number 38 is attached to the west. The application site accommodates the main house and outbuildings at the rear including a garage with a garage door leading out onto the side lane (which is not included within the defined site). A 2m high wall abuts the lane which in places is part of the main dwelling.
2.1 The application seeks approval for the installation of slate roof with roof lights to replace existing thermoclear sheeting on rear extension.
3.1 The previous planning applications are considered relevant in the assessment and determination of this application;
3.2 Installation of replacement windows and rear door - 13/00169/B - PENDING CONSIDERATION
3.3 Demolition of existing garage to create open courtyard parking and installation of a roller shutter door and doorway for access - 11/00146/B - APPROVED
3.4 Alterations and extensions - 93/00272/B - APPROVED 3.5 Conversion of outbuilding into a) garage with b) roof-garden - 90/00957/B - APPROVED 3.6 Extension to form utility room and covering in of yard - 87/00749/B - APPROVED
4.1 The application site is in an area zoned as "Predominantly Residential" identified on the Area Plan for the South. The site is within a conservation area.
4.2 Due to the zoning of the site, and the nature of the proposed development, the following planning policy is relevant in the consideration of the application:-
4.3 General Policy 2 states: "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: (a) is in accordance with the design brief in the Area Plan where there is such a brief; (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (c) does not affect adversely the character of the surrounding landscape or townscape; (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; (e) does not affect adversely public views of the sea; (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; (g) does not affect adversely the amenity of local residents or the character of the locality; (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; (j) can be provided with all necessary services; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (1) is not on contaminated land or subject to unreasonable risk of erosion or flooding; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption." 4.4 Environment Policy 35 states: "Within Conservation Areas, the Department will permit only development which would preserve or enhance the character of appearance of the area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development." 5.0 CONSULTATIONS 15. Highways Division recommend approval subject to the imposition of a condition to contact the Highways Division. 16. Castletown Commissioners recommend that the application be approved.
6.1 It is considered the issue with the proposals relates to the potential impact upon the visual amenities of the street scene/Conservation Area by the proposals. 6.2 The section of roof is located to the eastern elevation of the property, immediately adjacent to the private lane (main view of roof) which runs along the eastern boundary of the site. From Arbory Street the proposal would not be especially apparent. The proposed works would replace the existing inappropriate roof finish with natural slate which is a more in keeping. As such, the proposal will enhance the character and appearance of the Conservation Area.
7.1 For these reasons stated it is considered the proposal would comply with the relevant polices of the Strategic Plan and therefore recommended for a approval.
8.1 It is considered that the following meet the criteria of Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d) and should be afforded interested party status:
8.2 The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.
Recommended Decision: Permitted
Date of 19.03.2013
Recommendation:
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This approval relates to the installation of slate roof with roof lights to replace existing thermoclear sheeting on rear extension as proposed in the submitted documents and drawings D/3991/1 and D/3991/2all received on 12th February 2013.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.
Decision Made : Permitted Date : Determining officer (delete as appropriate) Signed : Signed : Anthony Holmes Senior Planning Officer Signed : Michael Gallagher Director of Planning and Building Control Sarah Corlett Senior Planning Officer Signed : Jennifer Chance Development Control Manager
Copyright in submitted documents remains with their authors. Request removal
View as Markdown