18 November 2022 · Delegated - Principal Planner (Abigail Morgan)
Tamarisk, Main Road, Kirk Michael, Isle Of Man, IM6 1aj
The proposal involves demolishing the existing two-storey detached dwelling known as Tamarisk and replacing it with a larger two-storey house featuring a dual-pitched hipped roof, front and rear terraces, a stone chimney, PV solar panels, white render, timber cladding, and substantial rear glazing.
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The officer recommended approval because the proposed development constitutes a high standard of design, making more efficient use of the site by providing additional and enhanced residential accommod…
General Policy 2
General Policy 2(b,c) requires general development considerations including high standard of design and no adverse impact on residential amenity. The officer assessed the proposal as compliant due to its clean modern design providing enhanced accommodation without demonstrably adverse amenity impacts, preserving Conservation Area character.
Environment Policy 35
EP35 governs development in Conservation Areas, requiring preservation or enhancement of character. Initially objected to for failing to preserve character, but post-amendments the revised roof form and reduced massing were deemed to preserve the overall character on balance.
Environment Policy 42 - character and need to adhere to local distinctiveness
EP42 requires development designed to respect the character and identity of the locality. Amended proposals addressed concerns over form, materials, and massing not respecting locality, with the officer concluding neutral impact and good quality design fitting the streetscene.
Planning Policy Statement 1/01 - Policy CA/2 (Conservation Areas)
PPS1/01 CA/2 echoes EP35 on acknowledging special character of Conservation Areas. Cited in objection but overcome by amendments preserving character.
Time limit
The works hereby granted registered building consent shall be begun before the expiration of four years from the date of this consent. Reason: To comply with paragraph 2(2)(a) of schedule 3 of the Town and Country Planning Act 1999 and to avoid the accumulation of unimplemented registered building consents.
Development would have no significant negative impact upon highway safety, network functionality and/or parking. Continues to not oppose development upon receipt of amended plans.
No comments forthcoming after requesting deferral.
DEFA Registered Buildings Officer initially objected due to impact on Kirk Michael Conservation Area character but withdrew objection after amended plans; Highways confirmed no interest; Michael District Commissioners requested deferral but no substantive response provided.
Key concern: proposal does not protect, preserve or enhance the character of the Kirk Michael Conservation Area (initial DEFA response)
DEFA RB Officer
ObjectionRecommendation: Refuse; The application is therefore judged to be contrary to section 18 of the Act, strategic policy 4 and environment policies 35 and 42 of the Strategic Plan, and policies CA/2 and CA/4 of PPS 1/01
Highway Services Division
No Objectionthere is no Highways HDC interest (NHI) in: 22/00784/CON; Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking
DEFA RB Officer
No ObjectionIt is my view that the amended roof profile, form, and mix of materials is such that on balance the scheme would not affect adversely the character of the vicinity, and as such the overall character of the conservation area could be judged to be preserved
Highway Development Control
No ObjectionHDC continues to apply no highway interest to this proposal
Michael District Commissioners
No CommentWe would appreciate it if you would defer consideration until 14/9 to allow the Board to respond
