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The application site relates to the Registered property Greystones, Main Road, Kirk Michael (Registered Building No. 245). The building is a modest, detached dwelling located at the end of a row of properties on the south eastern side of the road. The front elevation faces north east and the property is served by a rear yard and an area to the side which provides off street parking.
This application seeks approval for the refurbishment and the erection of an extension to the dwelling. The proposed works would include new hardwood windows, re-roofing using the existing tiles where possible, re-rendering with lime mortar and the construction of a single storey extension to the rear elevation to provide a bathroom and porch. This proposal is a revision to a previously approved scheme (10/00635/GB). The modifications are relatively minor consisting of the change of approximately half of the rear extension roof from natural slate to glazing, the blocking up of a side window in the porch, the replacement of the front door with a reclaimed timber door and the installation of a conservation style roof light in the rear extension.
The application site is located within an area identified as being Residential/Retail which acknowledges the fact that many of buildings in this area have ground floor retail units with accommodation above. The site is within the Kirk Michael Conservation Area and the building itself is Registered (Registered Building No. 245).
Within the Isle of Man Strategic Plan 2007, the following policies are relevant:
Environmental Policy 32, which states:
"Extensions or alterations to a Registered Building which would affect detrimentally its character as a building of special architectural or historic interest will not be permitted."
Environmental Policy 34, which states:
"In the maintenance, alteration or extension of pre-1920 buildings, the use of traditional materials will be preferred."
Environmental Policy 35, which states:
"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."
11/00470/GB sought approval for the refurbishment and extension to dwelling. This was approved.
The Highways Division does not object to this application.
Michael Commissioners do not object to this application
The main issues to be considered in the assessment of this application are whether the proposed refurbishment and extension to the property would affect detrimentally the character of the property which is recognised as being a building of special historic interest. Following on from this consideration, it must also be determined whether the proposal would preserve or enhance the Conservation Area.
The proposed refurbishment would use traditional materials which are appropriate to the building and would serve to enhance the property by sympathetically updating and modernising it and thus allowing it to be lived in. The proposed extension has been designed to have as little physical impact upon the historic building as possible by adopting a design which has minimal contact with the rear elevation. The extension would follow the form of the main dwelling and is judged to be an appropriate way of adding internal space in the form of a bathroom and porch to the cottage. The use of glazing for part of the roof is judged to be acceptable as it would not be readily visible and would use traditional materials in a sympathetic design.
There would remain a private patio area to the rear of the property and space for bin storage and off street parking so as to retain an acceptable level of amenity to serve the dwelling.
It is concluded that the proposed development would protect the character of the building whilst improving its amenity. It follows that the character of the wider Conservation Area would also be protected by the proposal.
These works are the result of extensive consultation with the Conservation Officer. With prior agreement, the property was stripped of its modern finishes (ceramic tiles, linoleum flooring etc) back to the stone walls which resulted in the discovery of the Chiollagh with associated Bread Oven within what was and will be the Kitchen as well as the fact that the rear window was in fact a doorway which within these proposals, will provide access to the new rear extension. In stripping the building back to the bear shell, it is obvious that other than the previously mentioned Chiollagh etc, there is
little of architectural or historic merit remaining, save for the staircase, first floor partitioning and floor construction, roof structure and plan shape.
Turning to the proposed rear extension; the most notable feature of the proposal is arguably the roof format. This has manifested itself in this way as to avoid interfering with the main roof structure, something that was considered to be vitally important. Save for the glazed gable facing the internal private space adjacent to the Main Road and the section of glazing now proposed in the roof, the extension is in all other aspects traditional in terms of its massing and finishes and therefore acceptable.
The existing windows are relatively modern casements and of little architectural or historic value. Proposed is their replacement with a mixture of painted timber casements and painted timber sliding sashes which will be more in keeping with the age and style of the property, its Registered status and its location within the Kirk Michael Conservation Area. The corresponding works necessary to the first floor dormers does not impact too greatly on the historic structure and should enhance the front elevation. These proposals note no works taking place to the First Floor save decoration.
In conclusion, it is considered that these proposals preserve and enhance the historic character of this historic, Registered dwelling and the character of the Conservation Area within which it sits and is therefore acceptable.
Permit.
It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status:
Michael Commissioners
Accordingly the following parties are not granted Interested Party Status:
The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.
Recommended Decision: Permitted
Date of Recommendation: 05.05.2011
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This approval relates to the refurbishment and extension to dwelling (in association with 11/00470/GB), Greystones, Main Road, Kirk Michael as shown by 030 02 200, 030 02 102, 030 02 103, 030 02 104, 030 02 100, 030 02 101, 030 02 600, 030 02 601, 030 02 602, 030 02 603, 030 02 300, 030 02 301, 030 02 500 and 030 02 700 all received 1st April 2011.
C 3. During any works associated with this approval The Manx Museum and National Trust must be given reasonable access at all times, and reasonable opportunity to inspect the site, observe all excavations and investigate any archaeological features exposed.
I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer.
Decision Made : Permitted Date : 23/5/11
Signed : Senior Planning Officer
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