DEC Officer Report

Application No.: 21/00669/B Applicant: Mrs Caitriona Ellis Proposal: Conversion of garage and storage room to provide ancillary living accommodation Site Address: 33 Hope Street Castletown Isle Of Man IM9 1AP Planning Officer: Mr Nick Salt Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 05.08.2021 _________________________________________________________________

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

• C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.

Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

• C 2. Any aspects of the external front elevation of the dwelling to be made good shall match the colour, material and design of the existing (stone) unless otherwise agreed in writing by the Department.

Reason: In the interest of preserving and enhancing the character and appearance of the site and wider Conservation Area in accordance with Environment Policy 35 of the Isle of Man Strategic Plan.

This application has been recommended for approval for the following reason.

The proposal is considered to be in accordance with General Policy 2, Environment Policy 13 and Environment Policy 35 of the Isle of Man Strategic Plan 2016 in that no unacceptable visual impacts to the site or Conservation Area, highways, flooding or other impacts were identified.

Plans/Drawings/Information; This approval relates to the following submitted plans and drawings (received 10th June): 4818-01 Rev A Location Plan, Proposed Plans and Elevations _______________________________________________________________

Interested Person Status – Additional Persons

It is recommended that the following Government Departments should be given Interested Person Status on the basis that they have made written submissions relating to planning considerations:

DOI Flood Risk Management Division _____________________________________________________________________________

Officer’s Report

1.0 THE SITE - 1.1 The application site relates to an end-terrace two storey cottage on the west side of Hope Street, within Castletown Conservation Area. The property fronts directly onto the street and features a modern built-in garage with roller shutter door. - 1.2 The dwelling is finished with grey stone and features casement windows and a central front door. The site is within a high risk flood zone.

2.0 THE PROPOSAL - 2.1 The proposal seeks the replacement of the existing garage door with a standard pedestrian door matching the front door with entrance steps and a door light above. A ground floor window between the new and existing doors is also proposed to match the design and proportions of the existing ground floor window. The surrounding areas would be rough rendered to tie in with the stone facade to the dwelling. A block wall to the front is proposed to match the existing. - 2.2 The proposal forms part of the reconfiguration of the dwelling to provide additional ancillary living accommodation within the existing garage.

- 3.0 PLANNING POLICY

3.1 The site is identified as being within a Predominantly Residential area as per the Area Plan for the South. It falls within Castletown Conservation Area. - 3.2 General Policy 2 states that 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:

• (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;

• (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; and (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding.

3.3 Environment Policy 13 notes that development which would result in an unacceptable risk from flooding, either on or off-site, will not be permitted. - 3.4 This is reinforced by Environment Policy 35 which sets out that 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.

- 4.0 PLANNING HISTORY

4.1 No recent or relevant planning history has been identified for this property. - 5.0 REPRESENTATIONS

5.1 DOI Highways state that they do not oppose this application (28.06.21).

5.2 DOI Flood Risk Management team do not oppose the application (12.07.21). - 6.0 ASSESSMENT

6.1 The key consideration in the assessment of this planning application is the visual impact on the character and appearance of the Conservation Area.

6.2 The principle of residential alterations to a residential dwelling in an area designated for development is acceptable. The proposal would provide a semi-independent living space with separate access. However, the applicant has justified this by stating that this would be used by parents on visits to the Island and by any family members required to isolate in future. The area is not large and is directly linked to the main dwelling. It is not therefore considered that the proposal constitutes a risk of separation into two dwellings at no.33.

6.3 Design and Heritage Impact

• 6.3.1 The site sits within Castletown Conservation Area and is readily visible from public view. Any alterations or extensions to the site dwelling must be sympathetic to the street scene and the site itself. The key test, as per Environment Policy 35, is that the character and appearance of the conservation area must be either preserved or enhanced.
• 6.3.2 The removal of the garage door is welcome as this later addition detracts from the historic value of the cottage - albeit one that features relatively modern fenestration and does not retain every aspect of its original form and design. The proposed door and window would match the existing and would provide a better degree of visual balance to the front elevation, thus complementing the street scene. The use of rough render has been proposed in the rebuilt wall between the door and window. This would not be suitable and would clash with the rest of the front elevation which feature a stone finish. The finish material of external elevations to be made good shall be secured via condition.
• 6.3.3 Subject to the above, the proposed alterations would preserve the character and appearance of the Conservation Area, and in some respects enhance its appearance, in accordance with Environment Policy 35.
• 6.4 Other matters

• 6.4.1 The loss of the garage would not directly result in a loss of off-street parking on Hope Street as the applicant has confirmed that the garage due to its size and location fronting directly onto the street, is not large enough for parking. The conversion proposed would have no impact on parking availability or highway safety as a result, and DoI Highways have stated that they do not oppose the proposal.
• 6.4.2 The site is in a high flood risk area, and Environment Policy 13 that development which would result in an unacceptable risk from flooding, either on or off-site, will not be permitted. The proposed door arrangement would be set above street level as per the existing front entrance door - thereby reducing flood risk from the street relative to the existing garage door.

- 7.0 CONCLUSION

7.1 In summary, the proposal is considered to accord with General Policy 2, Environment Policy 13 and Environment Policy 35 of the IOMSP. No unacceptable visual impacts to the site or Conservation Area, highways, flooding or other impacts were identified. - 8.0 INTERESTED PERSON STATUS

8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:

• (a) the applicant (including an agent acting on their behalf);

• (b) any Government Department that has made written representations that the Department considers material;
• (c) the Highways Division of the Department of Infrastructure;
• (d) Manx National Heritage where it has made written representations that the Department considers material;
• (e) Manx Utilities where it has made written representations that the Department considers material;
• (f) the local authority in whose district the land the subject of the application is situated; and
• (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material. 8.2 The decision maker must determine:

• o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and
• o whether there are other persons to those listed above who should 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

Decision Made : Permitted Date : 10.08.2021 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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