DEC Decision Notice

Isle of Man

Government Iselige Elion Vanne

Dave Luton Design Engine House Studio Agneash Lonan Isle Of Man IM4 7NS

Town and Country Planning Act 1999

The Town and Country Planning (Development Procedure) Order 2005

In pursuance of powers granted under the above Act and Order the Department of Infrastructure determined to APPROVE a planning application by Mr Peter De Carte, Ref 13/00504/B, for the rendering works to side elevation of dwelling at 36 Arbory Street Castletown Isle Of Man IM9 1LN subject to compliance with the following condition(s):

1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
2. The development hereby permitted shall not be carried out except in full accordance with the following plans: site location plan, and Drawing Numbers D/3991/1 (existing) and D/3991/1 (proposed) received on 26 April 2013.
3. The render hereby approved shall be painted white or in the case of such other colour to be first agreed in writing by the Planning Authority.

Date of Issue: 3rd June 2013

M Gallyher

Director of Planning and Building Control

Guidance Note

This decision was made by a Senior Planning Officer in accordance with the authority delegated to them. This permission refers only to that required under the Town and Country Planning (Development Procedure) Order 2005. Any appeal against this decision must be in writing and must be received by this Department within 21 days of the date of this notice.

An appeal form and guidance notes are available from either the Planning Office, Tel 685950, or to download from the Department's website www.gov.im/transport/planning/plan/applications/decision.xml

Please note that a copy of the Officer's report which led to the decision, together with correspondence relative to the application, are available for inspection at the Department.

The proposed development must not be commenced until either;

• The time for requesting an appeal has expired; or
• Any appeal has been determined;

Whichever is the later. If no appeal is lodged within 21 days of the date of issue overleaf, and this decision becomes final, the Department's public reference copy (counter copy) of the planning application may be collected by the applicant or their agent from Murray House.

Please note that if the counter copy of the application is not collected within THIRTY DAYS following the last date on which a planning appeal can be made it will be destroyed without further notice.

Department of Infrastructure, Murray House, Mount Havelock, Douglas, Isle of Man, IM1 2SF Tel (01624 685950) email; [email protected]

Officer's Report

Application No.:	13/00504/B
Applicant:	Mr Peter De Carte
Proposal:	Rendering works to side elevation of dwelling
Site Address:	36 Arbory Street Castletown Isle Of Man IM9 1LN
Case Officer:	Mr Edward Baker
Photo Taken:
Site Visit:	09.05.2013
Expected Decision Level:	Officer Delegation

The Application Site

1. The application site is No. 36 Arbory Street, Castletown. It is an end of terrace period town house situated to the north side of Arbory Street in the Castletown Conservation Area.
2. The building is mainly finished in natural stone with slate roof. It has traditional timber sash windows. There is a narrow alley serving the rear of the dwelling and other properties to the side. The building and adjacent town houses are set back from the road with small gardens at the front. There is a neighbouring dwelling to the other side of the alley to the east. There is a built up frontage to the opposite side of the road with terrace houses on the back of the footway.

The Proposal

1. The application seeks consent to render the east side gable and rear boundary wall of the house. The application is accompanied by a report by the applicant's building adviser which recommends that the gable is rendered to resolve a long standing damp problem in this section of the building. The rear boundary wall would be rendered for aesthetic reasons to match the gable.

Planning History

1. The site's planning history is summarised below:

13/00170/B – consent granted for installation of slate roof with roof lights to replace existing 'thermoclear' sheeting on rear extension. 13/00169/B – consent granted for replacement windows and rear door. 11/00146/B – consent granted for installation of replacement windows and rear door.

1. There are various older permissions for alterations dating back to the 1990s and earlier.

Planning Policy

1. The site is within a predominantly residential area in the Area Plan for the South 2013.

1. General Policy 2 of the Isle of Man Strategic Plan 2007 is relevant:

'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.'

1. Environmental Policy 35 of the Isle of Man Strategic Plan 2007 is relevant:

'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.'

1. Policy CA/2 of Planning Policy Statement 1/01 "Conservation of the Historic Environment" is relevant. It places emphasis on the need to consider the impact of development proposals upon the special character of the Conservation Area.

Representations

1. Castletown Town Commissioners - no objections.

Assessment

1. The main issue is the effect of the proposed alterations on the character and appearance of the Conservation Area. The proposal is to render the east end gable of the house in order to resolve a long standing damp issue at the property. The rear boundary wall will also be rendered for aesthetic reasons to match the gable. The applicant's building advisor suggests the rendering as a remedy for the damp problems that the house has been experiencing. Attempts have been made to address the issue by re-pointing but this has been unsuccessful. The building advisor suggests that '...trying to cure this problem by re-pointing the gable wall would probably only work for a short period of time, given that similar previous repairs have subsequently failed.'

1. The Conservation Officer suggests that when originally designed, the house and adjacent town houses may have been intended to be rendered given the lack of ornate detail in their design. It may have been that the houses were not originally rendered for cost reasons. Therefore, to introduce render to part of the house may not be without historic precedence. The Conservation Officer also observes that the east end gable is likely to be susceptible to the elements because of its location. Given that among the row of terrace houses it is unique in this respect, the proposal is unlikely to set a precedent. It is noted that there are many examples of rendered properties on the street, including the property immediately next door to the east. The Conservation Officer offers no objection to the proposal including the use of a sand cement smooth render finish. Interestingly, the stone pier at the front of the house is already rendered.
2. It is considered that the proposal is an appropriate solution to the property's damp problems and that the character and appearance of the Conservation Area would be preserved. A condition is recommended to ensure that the render is painted white or such other colour to be first agreed in writing by the Planning Authority.

Recommendation

1. It is recommended that the planning application is approved.

Party Status

1. The Local Authority, Castletown Town Commissioners, is by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5)(d) granted Interested Party Status.

Recommendation

Recommended Decision: Permitted

Date of 29.05.2013

Recommendation:

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval <br> N : Notes attached to conditions <br> R : Reasons for refusal <br> 0 : Notes attached to refusals

C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

C 2. The development hereby permitted shall not be carried out except in full accordance with the following plans: site location plan, and Drawing Numbers D/3991/1 (existing) and D/3991/1 (proposed) received on 26 April 2013.

C 3.

The render hereby approved shall be painted white or in the case of such other colour to be first agreed in writing by the Planning Authority.

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 : 31.5.13

Determining officer (delete as appropriate)

Signed : ... Anthony Holmes Senior Planning Officer

Signed : ... Michael Gallagher Director of Planning and Building Control

Signed : ... Jennifer Chance Development Control Manager

PA13/00504/B Mr Peter De Carte Rendering works to side elevation of dwelling, 36 Arbory Street Castletown Isle Of Man IM9 1LN Planning Officer:

Planning history and constraint detail extracted from the planning database for this site, collated for the benefit of the Planning Officer on 30.04.2013, includes;

Conservation Areas: Cons Areas: Castletown Cons Area

Dev Control Polygons: Reference Number: 93/00272/B Status: Permitted Proposal: Alterations and extensions, 36 Arbory Street, Castletown. Reference Number: 90/00957/B Status: Proposal: Conversion of outbuilding into a) garage with b) roof-garden, 36 Arbory Street, Castletown Reference Number: 13/00170/B Status: Permitted Proposal: Installation of slate roof with roof lights to replace existing thermoclear sheeting on rear extension Reference Number: 87/00749/B Status: Permitted Proposal: Extension to form utility room and covering in of yard, 36 Arbory Street, Castletown Reference Number: 13/00169/B Status: Permitted Proposal: Installation of replacement windows and rear door Reference Number: 13/00504/B Status: Pending Consideration Proposal: Rendering works to side elevation of dwelling Reference Number: 11/00146/B Status: Permitted Proposal: Demolition of existing garage to create open courtyard parking and installation of a roller shutter door and doorway for access

BC Case Polygon: Reference Number: 90/02594/DEX BC Case Status: Plans Rejected Proposal: Conversion to Garage. Reference Number: 90/02744/DEX BC Case Status: Building Work Complete Proposal: Conversion of Garage.

Site Notes Justification is damp problems - see approving statement.

• is it ok in pumple?
• It so is unusual rounder on!
• rough caster next door.
• various rounders in the

area.

• COUSUM MRE
• conversion officer.
• rendering the volume

Ed 9/5/13

Note Seoke to Steve Moore, C. Officer. He adened no objection. Homes probably arguably designed to be rendered, lack of secure detail. End garbie hike is to be susceptible to cleanliness. Counselor rounder on. Plunder next to render.

Ed 10/5/12