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| Application No.: | 11/01577/GB |
| Applicant: | Mr Roy Proctor |
| Proposal: | Erection of a garage and utility extension to replace existing (In association with 11/01578/CON) |
| Site Address: | Ballaradcliffe House |
| Kiondroghad Road | |
| Andreas | |
| Isle Of Man | |
| IM7 3EL |
| Case Officer : | Miss S E Corlett |
| Photo Taken : | |
| Site Visit : | |
| Expected Decision Level : | Officer Delegation |
"Development which is in accordance with the land use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:
b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the space around them; c) does not affect adversely the character of the surrounding landscape or townscape; g) does not affect adversely the amenity of local residents or the character of the locality; h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; i) does not have an adverse effect on road safety or traffic flows on the local highways; j) can be provided with all necessary services; m) takes account of community and personal safety and security in the design of buildings and the spaces around them."
"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."
PA 11/00701/CON - Registered Building Consent for alterations and extensions to dwelling (RB no 247 in association with 11/00700/GB) Status - Permitted PA - 11/00700/GB - Alterations and extensions to dwelling (In association with 11/00701/CON) Status - Permitted
PA 08/01824/CON - Registered Building Consent for alterations and extensions to provide additional living accommodation (Registered Building no 247 in association with 08/01823GB)
Status - Permitted PA 08/01823/GB - Alterations and extensions to provide additional living accommodation (In association with 08/01824CON) Status - Permitted
PA 05/01835/A - Approval in principle to demolish existing house and develop site for two dwellings with garages (Re submission to PA 04/00210)
Status : refused PA 04/00210/A - Approval in principle for the erection three detached two storey dwellings with garages to replace existing dwelling Status: refused
i) The development hereby permitted shall commence before the expiration of four years from the date of this notice. ii) This permission relates to the alterations and extensions shown in drawings 02 P1 and 03 P1 both received on 10th November, 2011 and 01 P2 received on 29th November, 2011. iii) The finishes of any new built fabric must match that of the existing building to be retained.
As Ballaradcliffe is a Registered Building (RB 247) the content of this application has been considered with particular regard to POLICY RB/5 ALTERATIONS AND EXTENSIONS and RB/3: GENERAL CRITERIA APPLIED IN CONSIDERING REGISTERED BUILDING APPLICATIONS 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 and Environment Policies 32 of the Isle of Man Strategic Plan (20th June 2007).
"Planning Policy Statement 1/01 RB/3: General Criteria Applied in Considering Registered Building Applications
The issues that are generally relevant to the consideration of all registered building applications are:
"RB/5: Alterations and Extensions
In considering whether to grant planning approval for development which affects a registered building or its setting and in considering whether to grant registered building consent for any works, the Department shall have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses.
Registered Building consent is required for the building's alteration in any way which would affect its special architectural or historic character. There will be a general presumption against alteration or extension of registered buildings, except where a convincing case can be made, against the criteria set out in this section, for such proposals.
Applicants for registered building consent for alteration or extension to a registered building must be able to justify their proposals. They will be required to show why the works which would affect the character of the registered building are desirable or necessary and they should provide full information to enable the Department to assess the likely impact of their proposals on the special architectural or historic interest of the building and on its setting. Where registered buildings are the subject of successive applications for alteration or extension, consideration will also be given to the cumulative affect upon the building's special interest as a result of several minor works which may individually seem of little consequence."
That proposed is the demolition of the former single storey brick outbuildings and their replacement with a modern double garage.
In considering any application for alteration or extension to a Registered Building, it is necessary to consider the impact of those changes on the character on the Registered Building i.e. whether the alterations preserve, or enhance the character of the Registered Building.
In addition, and given the previous applications for extension and alteration, the final paragraph of Policy RB/5 is pertinent:
"Where registered buildings are the subject of successive applications for alteration or extension, consideration will also be given to the cumulative affect upon the building's special interest as a result of several minor works which may individually seem of little consequence."
Whilst not part of the Registration, these existing outbuildings are attached to the Registered dwelling and therefore play a part in the setting of the Registered Building. In addition, the application does not include any justification for this demolition.
The proposed Garage Block is roughly the same size as the historic (and Registered) core of the house and is a considerable increase in size over the outbuildings it seeks to replace. The size, location and mass of the proposed and the cumulative effect of these proposals in addition to those extensions previously approved, further obscure the historic and Registered part of the building and cannot therefore be considered to either preserve or enhance the character of that Registered Building.
Recommend refusal of this application.
Recommended Decision: Refused Date of Recommendation: 30.12.2011
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
R 1. The replacement garage will be larger in area and in height than the existing garage/store which is not an attractive or original part of the building. Replacing this with something larger will detract further from the character and appearance of the property and as such the proposal will not comply with the policies in respect of Registered Buildings which seek to preserve or enhance the building: the proposed garage will do neither. The proposal is therefore contrary to the provisions of Environment Policy 32, Planning Policy Statement 1/01 and General Policy 2c.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.
Decision Made : Refused Date : 31 January 2012
Signed : ... Anthony Holmes Senior Planning Officer
Signed : ... Michael Gallagher Director of Planning and Building Control
Signed : ... Sarah Corlett Senior Planning Officer
Signed : ... Jennifer Chance Development Control Manager
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