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The site represents the curtilage of three properties - 9, 11 and 13, Malew Street and an area to the rear of 15, Malew Street in the heart of Castletown. Each property is presently self-contained with access into the rear area which is presently being re-developed in accordance with a wider scale scheme (see below). The properties to the north are being modified and in some cases re-developed to integrate them into the wider scheme, ultimately giving pedestrian access from Malew Street, through the site, to Arbory Street with refurbished and new residential and commercial units within the development.
No. 9 Malew Street is a three storey property with large windowed shopfront on the ground floor. Number 11 is also a three storey building but with higher ceiling, window and roof levels. Number 13 is a two storey property presently with one large window on the ground floor and side door and window above in the angled return where the front elevation, which sits further forward in the streetscene than number 15, turns back to join the front elevation of number 15.
The site lies within an area of Mixed Use on the Castletown Local Plan of 1991 and the draft Area Plan of 2001. The site also lies within Castletown's Conservation Area.
Planning permission was granted for the creation of residential and commercial development between 17 and 19 Malew Street and 16 and 26 Arbory Street under PA 05/1539. Since then, Arbory Court (to the rear of 28 Arbory Street) has been added into the overall scheme (PA's 06/2208 and 07/0950 refer), along with numbers 9 and 11 Malew Street (PA 07/0045), and 13 Malew Street (PA 07/1534). Planning permission has also recently been sought for the extension of numbers 6-14 Arbory Street (PA 07/1490).
Planning permission was recently refused for a scheme which is similar to what is now proposed but with more of number 13 being demolished. This was refused as a significant element of the existing fabric was to be lost.
Now proposed is the integration of number 9, 11 and 13 Malew Street horizontally, creating refurbished retail accommodation on the ground floor of numbers 9 and 11 and linking these to number 13 which is to have its front elevation retained, a new window installed to match the existing window to the right of the front door, the blocking up of the side door and the introduction of a new rear wall which provides access to the wider development to the rear.
On the first floor there is to be a new retail area where there was previously residential accommodation in number 13, the retail accommodation in numbers 9 and 11 is to be refurbished and linked to the new retail space in number 13. Access to the first floor is via a staircase in number 11 with separate staircase in number 13 to the accommodation on the second floor of number 13 and 11 - a residential apartment, with separate staircase access in number 9 to the refurbished apartment on the second floor. An existing staircase behind number 15 is to be refurbished and a new balcony added to the rear of number 13 with a covered walkway to the rear of number 13.
The scheme differs from the previously refused one in that number 13 is largely being retained but with modifications to the roof, raising the ridge and adding two pitched roofed dormers.
2 April 2008 08/00212/B
Manx Electricity Authority recommend a note regarding electricity supply. Department of Transport Highways and Traffic Division do not oppose the application. The occupant of 16, Malew Street registers an interest in the application. The Disability Access Officer recommends that access should be available for disabled persons to the first floor and point out that the rear patio doors appear narrow for disabled persons' use.
Isle of Man Water Authority recommend a note regarding water supply. Department of Transport Drainage Division recommend conditions regarding the drainage of the site. The Isle of Man Fire and Rescue Service recommend a note regarding all aspects of fire safety.
The proposal has been prepared following discussions with the Planning and Conservation Officers and following the refusal of the previous application. Whilst number 13 is being extended upward, the new, higher ridge is set back from the building's frontage and not particularly prominent. The eaves level is to be raised by 0.5 m , not significantly affecting the character or proportions of the frontage. The changes will add more, larger retail units to the town and the inclusion of the dormers will reduce the expanse of roof visible from the street.
I have considered the content of the application with particular consideration to Policy CA/2 SPECIAL PLANNING CONSIDERATIONS and POLICY CA/4 PROPOSALS FOR PRESERVATION AND ENHANCEMENT of Conservation Areas as set out within Planning Policy Statement 1/01, Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man.
These proposals to No 13 Malew Street are the product of discussion with the applicants following the refusal of the previous application for these works. In that scheme, the façade of No 13 Malew Street was essentially demolished which I considered unacceptable. This scheme retains the existing frontage of the building with the only impact on to Malew Street being the introduction of a new shop window to the left hand side of the central entrance door, the raised eaves and corresponding ridge height and the addition of the dormers. None of these elements I consider to be detrimental to the Conservation Area.
Internally, there will be substantial works including the removal of the rear wall and its re-positioning to create a deeper plan (this is also why the ridge height increases), the corresponding removal of the internal floors and therefore walls, which all but demolishes the fabric of the building. In this case, efforts are being made to retain the frontage and thereby protect the character of the Conservation Area, which is acceptable.
The works to the rear are as set out in the Planning Officer's Report and are in my opinion, acceptable as they continue the architectural aesthetic set up and approved in previous applications for the properties immediately adjacent to this site and part of the overall development.
I therefore recommend approval of these proposals.
The Department of Transport and the local authority are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered "interested persons" and as such should be afforded party status.
Isle of Man Water Authority and The Manx Electricity Authority raise issues regarding services and working practices around existing supplies, which are not material planning considerations and as such should not be afforded party status in this instance.
The Chief Fire Officer raises issues which are covered through Building Regulations and as such should not be afforded party status in this instance.
The Disability Access Officer represents a statutory interest and raises issues which are material planning considerations and as such should be afforded party status in this instance.
Number 16 Malew Street is directly opposite number 15 and as such is affected by the alterations to number 13 and as such should be afforded party status in this instance.
In summary therefore, the following parties are granted Interested Party Status:
Recommended Decision: Permitted
Date of Recommendation: 02.04.2008
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
This approval relates to the following drawings:
| LOCATION PLAN | date stamped 05th February 2008 |
| Ground Floor Plan Site Plan 2008 | Drawing Number 2007/005/001 Rev A Date Stamped 04th February 2008 |
| First & Second Floor Plans 2008 | Drawing Number 2007/005/002 Rev A Date Stamped 04th February 2008 |
| Elevations 2008 | Drawing Number 2007/005/003 Rev A Date Stamped 04th February 2008 |
| Design Statement | Date Stamped 04th February 2008 |
C 3. Prior to the commencement of works, a sample of the natural roofing slate to must be submitted for approval by the Planning Authority.
C 4. Prior to the commencement of any works on site, a Structural Engineer's Method Statement for the retention of the facade during the works is to be provided for the approval of the Planning Authority.
Decision Made : Dignisvel Committee Meeting Date :
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