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23/00603/B Page 1 of 5
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 23/00603/B Applicant : Mrs Ceri Knight Proposal : Replace three rear patio doors and one rear porch door with wood effect UPVC within the existing openings Site Address : Ballachesed St Marks Ballasalla Isle Of Man IM9 3AH
Senior Planning Officer: Mr Jason Singleton Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 27.06.2023 __
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.
This application has been recommended for approval for the following reason. The proposed doors are deemed acceptable in terms of 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.
Plans/Drawings/Information; This decision relates to drawings and supporting information submitted on 16 May 2023.
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Interested Person Status - Additional Persons
It is recommended that the owners/occupiers of the following properties should not be given Interested Person Status as they are not considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 6(4):
Cair Vie
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St Marks Isle of Man IM9 3AH
as they do not refer to the relevant issues in accordance with paragraph 2C of the Policy __
Officer’s Report
THE APPLICATION SITE 1.1 The application site is within the curtilage of Ballachesed, St Marks which is a traditional property situated to the Western side of Ballasalla Road. The site sits within the St.Marks Conservation area and to the west of the highway.
THE PROPOSAL 2.1 The current planning application seeks approval for the replace of three rear (west) patio doors and one side (south) porch door with wood effect UPVC within the existing openings in lieu of the existing timber framed doors, and the replacement of the front (east) door.
2.2 The applicant notes; "The colour of the UPVC will be coloured in light grey to match the already existing windows and bays to the property. All frames to be Deceuninck Heritage 2800 double glazed Upvc. We also want to replace the wooden front door with a simple composite wood effect one coloured in flint grey and this again will match the existing window frames at the front of the house".
PLANNING HISTORY 3.1 The application site benefits from, the more recent planning decision; 22/01410/B - Erection of a garden shed in the boundary of the property to be used for storage of garden items. Approved. 19/00962/B - Alterations and creation of patios at rear elevation. Approved. 19/00110/B - Alterations and erection of rear and side extensions. Refused 17/00224/B - Installation of two windows to replace garage door and alterations to garden wall and hardstanding. Approved. 15/00633/B - Alterations and erection of a chimney stack to south elevation. Approved. 14/01307/B - Alterations, erection of extensions to dwelling and creation of car parking area to rear. Approved.
PLANNING POLICY 4.1 The site lies within an area zoned as "Not zoned for Development" under the 1982 Development Plan, South Map. The site isn't within a Flood Risk Zone but is within a Conservation Area.
ISLE OF MAN STRATEGIC PLAN 2016 4.3 Given the nature of the of the land designation and the property being within a Conservation Area, the most relevant policies are Section 18(4) of the Town and Country Planning Act (1999) 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.
4.4 The above policies are then followed by Housing Policy 15 due to the traditional elements of the property, which seeks that extensions or alterations respect the proportion, form and appearance of the existing property, Strategic Policy 5 which seeks that new development should make a positive contribution to the environment of the Island, General Policy 2 sets out general development control standards in connection with the Residential Design Guidance, Environment Policy 1 seeks to prevent development which would adversely
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affect the side other than in exceptional circumstances and General Policy 3 states that development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan other than a number of stated exceptions, which do not include the extension of existing dwellings
4.5 ST MARKS CHARACTER APPRAISAL 4.6 The St Marks Character Appraisal makes reference to Ballachesed by stating, "2.3 A few relatively minor changes appear to have taken place to the built environment over the past 130 years. The Methodist Chapel which was known to be in existence in 1861 has been extended twice (1892 & 1895). Ballachesed (formally The Hollies) was built in the final quarter of the 19th century. Ballagarey Green and Victoria Cottage have been extended and some small buildings between the former and the smithy have been removed.
4.7 It is also relevant to note the information provided on the contribution green spaces and trees make to the overall streetscene, "2.17 Throughout St Mark's there are green areas besides the roads in the form of verges. These widen out in several places, the largest area being at the apex of the central triangle containing the ecclesiastical properties and which is known as the Village Green. These are formal green areas as opposed to the informal ones in the form of agricultural land, which surrounds the heart of the settlement. There are several mature trees in the churchyard and a number of less mature specimens and hedgerows throughout the hamlet. The green areas and variety of trees contribute to the overall sense of openness and provide a canvas against which the unique and quite striking group of buildings which make up St Mark's, can be seen."
4.8 OTHER MATERIAL CONSIDERATIONS 4.9 Isle of Man Planning Circular 1/98: Buildings in Conservation Areas - The Alteration and Replacement of Windows states: "If the original windows are in place they should preferably be repaired. If repair is impracticable, replacement windows which would be readily visible from a public thoroughfare MUST HAVE THE SAME method of opening as the originals. Whatever the material used in their construction, the windows MUST HAVE THE SAME pattern and section of glazing bars and the same frame sections as the original windows."
4.10 Planning Policy Statement 1/01 (Conservation of the Historic Environment of the Isle of Man) - Policy CA/2, (Conservation Areas); When considering proposals for the possible development of any land or buildings which fall within the conservation area, the impact of such proposals upon the special character of the area, will be a material consideration when assessing the application... Windows not readily visible from a public thoroughfare must have the same or similar pattern of glazing bars as the originals, but not necessarily the original method of opening, whatever the material used in the construction. Peverilrifleclub.co.im
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. (22.05.23) 5.3 Malew Commissioners have considered the proposal and have no objections. (31.06.22) 5.4 Cair Vie (02/06/23) have written to comment and clarify the owner ship of land as defined in red on the submitted plans.
ASSESSMENT 6.1 The main issues to consider in the assessment of this planning application are:
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SECTION 18(4) TEST 6.2 Being in a Conservation Area the application under section 18(4) of the Town and Country Act (1999), it is necessary to test whether the works preserve or enhance the Conservation Area.
6.3 When looking at the proposed works, due their location and the scope of works are merely replacement doors of the same type but different material would be an unnoticeable change within the streetscene which would not alter the Conservation Area. With the above in mind the works will pass the Section 18(4) test by preserving the Conservation Area.
CHARACTER AND APPEARANCE 6.4 The proposals are minor alterations to the existing apertures to the property, essentially contained to the ground floor front and the rear elevation where public views or not readily achievable of the rear and only when passing of the front elevation. Nevertheless the proposals would be seen to be complementary to the property and would echo the existing appearance of the patio windows and doors but of a more modern material, utilising UPVC. This approach would be seen to retain a degree of uniformity to the property and would be appropriate for the context of this property.
6.5 On balance, the level and scale of development proposed within this planning application are considered to be relatively modest and not judged to cause harm to the enjoyment of the main dwelling house or considered to harm the character and quality of the streetscape and wider proposed conservation area, in accordance with EP35 and GP2.
6.6 The comments from the neighbouring property, 'Cair Vie', refer to land ownership only and not on the merits of the application. Whilst this is noted land ownership is not a material consideration and would not affect the ownership or title rights of either property.
CONCLUSION 7.1 The proposed doors are deemed acceptable in terms of 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 __
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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: 28.06.2023
Determining officer Signed : C BALMER
Chris Balmer
Principal Planner
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