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The application site is the curtilage of 53 Malew Street, Castletown which is a three storey mid terrace property situated to the western side of Malew Street. The application site is within the Castletown Conservation Area.
The application seeks approval for the alterations to the rear annex to create a kitchen extension. Included in the alterations is the demolition of part of the annex wall, also proposed is the installation of a timber bi-folding door.
The previous planning applications are not considered specifically material in the assessment of the current application.
The application site is within an area zoned as "Predominantly Residential" identified on the Castletown Local Plan 1990. It is also in the Castletown Conservation Area, it is appropriate to consider Environment Policy 35 of the Isle of Man Strategic Plan (20th June 2007).
Highways Division do not oppose as it has no traffic management, parking or road safety implications. Castletown Commissioners have no objection. Isle of Man Water and Sewerage Authority have commented on the application.
The owner/occupier of 2 Glen View, South Cape, Laxey is representing the owners/occupiers of 55 Malew Street, Castletown are concerned that the alterations to the roof of the annex may lead to this being used as a balcony which would affect the amenities of their property. Also the red line has been identified incorrectly.
Subsequent to these comments being received the applicant has had the plans amended to alter the red line.
The owner/occupier of 2 Glen View, South Cape, Laxey who is representing the owners/occupiers of 55 Malew Street, Castletown has submitted further comments. They accept that the amended red line is now in the correct place, however they still have some concerns regarding the flat roof.
Given the nature of the application it is appropriate to consider Environment Policy 35 of the Strategic Plan, which states:
"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."
The application seeks approval for the alterations to the rear annex to provide a kitchen extension.
It is considered that the proposed alterations and extension would be modest additions to the property, the rear of the site is not highly visible from the public thoroughfare. It is therefore considered that the alterations and extension would not have an unduly harmful impact on the character and appearance of the property.
The proposed development would not result in undue overlooking or loss of privacy.
The concerns raised by the adjoining land owner were relating to the potential of the proposed flat roof being used as a balcony, if the applicant were wishing to use the flat roof as a balcony this would need planning permission which would need to be sought through a separate planning application. The applicant has submitted a letter stating that it is not their intention of building a balcony, and as such do not intend on designing the roof to accommodate one. Due to the structural requirements it would be the intention of the applicant to follow the design of their architect.
For the above reasons the application is considered to be acceptable and is recommended for approval.
The local authority is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered an "interested person" and as such should be afforded party status.
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.
The owners/occupiers of 55 Malew Street, Castletown are afforded party status as they are adjoining land owners.
Recommended Decision: Permitted
Date of Recommendation: 31.05.2011
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This permission relates to the alteration to rear annex to create kitchen extension as shown in drawings 100 and Photographs received 1st March 2011.
I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer.
Decision Made : Permitted Date: 31 May 2011
Signed: _________________________ Jennifer Chance Senior Planning Officer Delete as appropriate
Signed: _________________________ Michael Gallagher Director of Planning and Building Control
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