9 October 2023 · Delegated - Principal Planner (Jason Singleton)
Hawthorne Cottage, Church Road, Maughold, Isle Of Man, IM7 1as
Hawthorn Cottage is a two-storey detached dwelling in the centre of Maughold Village, within the Maughold Conservation Area. The proposal involves building a 1.25m high boundary wall finished in painted render to match the house, along the roadside frontage, retaining two existing pedestrian accesses; an initially prop…
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The officer assessed the proposal against the statutory Conservation Area test under Section 18(4) of the Town and Country Planning Act (1999), concluding it would preserve the character or appearance…
General Policy 2
Requires development to respect site and surroundings in siting, layout, scale, form, design, landscaping; not adversely affect landscape/townscape character, wildlife/habitats, or local residents' amenity. Officer assessed the wall's form, mass, finish and design as acceptable to the residential property with no significant amenity or character impacts.
Environment Policy 35
Permits only development within Conservation Areas that preserves or enhances character/appearance and protects special features. Officer found the wall preserves the character, replicating neighbouring boundaries and fitting the village context, despite hedge removal.
Time limit
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.
Soft landscaping scheme
No development shall take place until full details of soft landscaping works have been submitted to and approved in writing by the Department and these works shall be carried out as approved. Details of the soft landscaping works include details of new planting showing, type, size and position of each, which includes planting behind the boundary wall hereby approved which runs from the sycamore tree to the western pedestrian gate. All planting comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development. Any trees or plants which die or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species. Reason: To ensure the provision of an appropriate landscape setting to the development and for biodiversity net gain.
Bird nest box
No development shall take place until details of a bird nest box suitable for house sparrows to be installed within site has been submitted to and approved in writing by the Department and these works shall be carried out as approved. Reason: To ensure biodiversity net gain.
As the off-street parking has been removed from the proposals, HDC now find the application acceptable and therefore do not oppose subject to the wall elevation being conditioned as per dwg 03-23 B.
The proposal of a painted render wall is a traditional boundary treatment appropriate in the area, matching Thie Dhrynane next door, and would preserve the special character of the conservation area.
Multiple consultees and residents raised objections primarily concerning highway safety, biodiversity loss, inaccurate plans, and visual impact on Maughold Conservation Area, while the Registered Building Officer supported the proposal; DOI Highways requested amendments for no objection, and DEFA Biodiversity shifted to conditional support after revisions.
Key concern: biodiversity net loss from hedge and tree removal and visual impact on Maughold Conservation Area from exposing structures
DOI Highways
Conditional No ObjectionThe following alterations are required to ensure it is acceptable in relation to highway safety: Alterations to the parking layout and wall height.; Recommendation: Request proposed site plan, vehicle tracking and wall details alterations.
Conditions requested: angled rectangular shaped parking layout (same width of currently proposed access at front and back of parking area) and move the shed to accommodate this; parking layout is at least 5.5m in length at all rear points of the parking area from the front boundary line; front boundary wall no more than 1m in height for the visibility splay of 11m within the site boundary; pedestrian access route provided internally from bay to the house
DEFA Ecosystem Policy Team
ObjectionThe Ecosystem Policy Team object to this application as the proposals will result in a net loss for biodiversity; Should it be determined that all or part of the hedge requires removal and the tree needs to be removed then ecological mitigation is required
Conditions requested: details of native on-site replanting and bird nest boxes prior to determination
DEFA Ecosystem Policy Team
Conditional No ObjectionWe still believe that mitigation is required for the loss of nesting habitat and so we request that an additional condition is secured for a bird nest box suitable for house sparrows
Conditions requested: mitigation planting in the form of holly and honeysuckle planting secured via a condition; condition secured for a bird nest box suitable for house sparrows to be installed on site
Registered Building Officer
SupportThe proposal of a painted render wall on the boundary of this property is therefore judged to be a traditional boundary treatment, and judged appropriate.; I would consider the proposals to preserve the special character of the conservation area, and to therefore be acceptable from a building conservation point of view.
Garff Commissioners
No CommentThe Commissioners request that the application description is amended, that the elevation drawings are amended, and a yellow notice is displayed
Conditions requested: application description is amended; elevation drawings are amended; yellow notice is displayed for the designated period
Garff Commissioners
ObjectionThe Commissioners object to these proposals until these matters are reconciled.; a better solution needs to be determined to safeguard and preserve the character of the Village Green
Conditions requested: amended be brought forward before any approval is granted
