DEC Officer Report

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No.: 22/01268/B Applicant: Mr Chris Thornton Proposal: Conservation rooflight and slate ventilator to rear elevation Site Address: 59 Arbory Street Castletown Isle Of Man IM9 1LL Planning Officer: Mrs Vanessa Porter Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 19.01.2023

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. New roof lights are to be fitted with a velux EDN recessed flashing kit. Reason: To ensure that the architectural special interest of the Conservation Area is preserved.

This application has been recommended for approval for the following reason. The proposal complies with Section 18(4) of the Town and Country Act (1999) and Environment Policy 35 of the Isle of Man Strategic Plan 2016.

Plans/Drawings/Information;

This decision relates to the following plans and drawings, date stamped received on 8th October 2022;

• o Drawing No. 22/15/01
• o Drawing No. 22/15/02 _______________________________________________________________

Interested Person Status

Additional Persons None

_____________________________________________________________________________ Officer’s Report THE APPLICATION SITE

1.1 The application site is within the curtilage of 59 Arbory Street, Castletown which is a two storey with dormer mid terrace property situated to the South of Arbory Street. THE PROPOSAL - 2.1 The current planning application seeks approval for two items, firstly a conservation rooflight measuring 0.532m by 0.780m and secondly for a slate ventilator, of which "glidevale g range" is given as an example. PLANNING HISTORY - 3.1 The previous applications are not relevant in the assessment of this application. PLANNING POLICY - 4.1 The site lies within an area zoned as "Predominantly Residential" under the Area Plan for the South, Map 5 - Castletown. The site is not within a Flood Risk Zone but is within a Conservation Area.

4.2 Given the nature of the of the land designation and the property being within a Conservation Area, Section 18(4) of the Town and Country Planning Act (1999) is the most relevant in the assessment of this application. Followed by paragraph 7.29.2 and Environment Policy 35 of the Isle of Man Strategic Plan, which set out development in Conservation Areas will only be permitted where they preserve or enhance the character and appearance of the area. REPRESENTATIONS - 5.1 The following representations can be found in full online;

5.2 Highway Services have considered the proposal and state, they have no Highways Interest. (27.10.22)

5.3 No comments have been received from Castletown Commissioners at the time of writing this report. ASSESSMENT - 6.1 The main issues to consider in the assessment of this planning application are:

• - Section 18(4) test
• - character and appearance (GP2, b,c)

- 6.2 SECTION 18(4) TEST

• 6.2.1 Due to the proposed works being in a Conservation Area it is necessary to test the application under section 18(4) of the Town and Country Act (1999), see section 4.2 of this report, on whether the works preserve or enhance the Conservation Area.

• 6.2.2 The proposed works whilst two separate entities will be read in context with each other, firstly there is the proposed conservation rooflight. Due to the age of the properties and the

• likelihood that the attic is to be used as additional living accommodation, rooflights have become a commonly seen item within the rear elevation. The rear of the property due to it's location upon the streetscene, can be seen from Farrants Way. Whilst this is the case as stated, rooflights are a common feature within the rear of properties such as this, with there being many examples within the rear of the properties along Arbory Street.
• 6.2.3 Turning towards the slate ventilator, whilst there could not be seen to be any in the immediate vicinity, the proposal is an accepted item within the overall streetscene and is unlikely to have an impact upon the overall streetscene due to its small stature.
• 6.2.4 As such the proposed rooflight and slate ventilator will preserve the overall Conservation Area by providing suitable alterations to a residential property. Whilst this is the case, it is relevant to put a condition for the rooflight to make sure that the rooflight is flush with the roof to preserve the overall appearance of the streetscene. 6.3 CHARACTER AND APPEARANCE

• 6.3.1 When looking at the character and appearance of the proposed works on the surrounding area, the main impact would be making sure that the works preserve or enhance the Conservation Area. As stated above, the proposed works are minimal in their appearance as such they should not alter the property within the streetscene and deemed acceptable. CONCLUSION
• 7.1 The proposed conservation rooflight and slate ventilator are deemed acceptable in terms of their form, mass and design which preserves the overall Conservation Area and as such complies with Section 18(4) of the Town and Country Act (1999) and Environment Policy 35 of the Isle of Man Strategic Plan 2016. 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 a Principal Planner 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: 20.01.2023 Determining officer Signed : J SINGLETON Jason Singleton Principal Planner

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