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                                      19/00962/B                                     Page  1  of  4

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 19/00962/B Applicant : Mr Graeme Ewing Proposal : Alterations and creation of patios at rear elevation Site Address : Ballachesed St Marks Ballasalla Isle Of Man IM9 3AH

Planning Officer: Miss Lucy Kinrade Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 04.11.2019 __

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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

Plans/Drawings/Information;

This approval relates to drawing numbers 18 1306 1 Rev A, 19 1306 02, 19 1306 03 Rev A, 19 1306 4 Rev A and site photographs date stamped and received 30/08/2019. __

Interested Person Status - Additional Persons

None __

Officer’s Report

1.0 THE SITE 1.1 The application site is the curtilage of an existing dwelling situated on the western side of the A26 running through St Marks and north of St Marks Church. The dwelling known as Ballachesed located close to the highway with a front elevation facing over a small walled area sitting between the dwelling and the highway.

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1.2 The linear property has been subject to various alterations and extensions over time but still retains much of its traditional proportions and character. Towards the northern gable is an existing attached garage alongside which is the gated access for the off road parking area to the rear of the dwelling. At the rear there are two small glazed porches adjoining the rear elevation the larger of the two being approx. 3m x 1.5m.

1.3 The site is within the St Mark's Conservation Area.

2.0 THE PROPOSAL 2.1 The current application proposes a number of alterations to the rear elevation including the replacement of the rear garage doors with glazed doors, the replacement of an existing single garage access door to a window and the creation of two paved patio areas surrounding each rear porch. Each patio is to be enclosed with small dwarf masonry walls.

3.0 PLANNING HISTORY 3.1 The site has been subject to a number of previous planning applications relevant to the assessment of the current planning application:

o PA 10/00237/B - Alterations and extensions to dwelling (including the removal of the front wall), installation of a bio-disc and erection of detached garage/car port block. Whilst the alterations to the existing garaging and internal layout were considered to be acceptable the application was REFUSED on the grounds that, the external decking, removal of front walling and new detached garage/store would be unsympathetic features within the Conservation Area and would be detrimental to the character of both the Area and the property itself.

o PA 10/01494/B - Alterations and extensions to dwelling, installation of an oil tank and erection of a detached garage/store and workshop block rear of the property. The alterations and extensions were considered to improve the overall appearance of the existing dwelling while proposed garage/store by means of its rear location and sympathetic material finish was not considered to impact the character of the Conservation Area are was considered acceptable. The application was APPROVED.

o PA 14/01307/B - Alterations, erection of extensions to dwelling and creation of car parking area to rear. The application also included the erection of a new 5m stretch of wall with railings at the front to match the existing wall. The creation of a rear off road parking area was considered a benefit to highway safety and the proposed wall extension was considered not to impact the visual appearance of the streetscene. The application was APPROVED

o PA 17/00224/B - Installation of two windows to replace garage door and alterations to garden wall and hardstanding - APPROVED although does not appear to have been implemented yet.

o PA 19/00110/B - Alterations and erection of rear and side extensions - REFUSED. This application proposed the erection of a large 39sq m flat roof rear extension and the extension of the existing garage by 1.2m to provide an increased internal parking area and the replacement of the garage door with three windows on the front elevation and installation of a new garage door on the rear elevation. The proposal was considered to fail the test of HP15.

4.0 PLANNING POLICY 4.1 The site lies within an area which is not designated for development on the Area Plan for the South 2013 (APS) and is also within the St. Mark's Conservation Area. There is a general presumption against any kind of development here as set out in General Policy 3 of the Strategic Plan. Given that the site is within the Conservation Area and that the proposal relates to an existing residential dwelling it is relevant to consider both Environment Policy 35 and Housing Policy 15.

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4.2 There are no specific references made to the application property the St Mark's Conservation Area Character Appraisal other than in paragraph 2.3 where it states that 'Ballachesed (formerly the Hollies) was built in the final quarter of the 19th Century. The text as set out below (4.5) should be taken into consideration within any assessment:

4.3 Environment Policy 35: "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."

4.4 Housing Policy 15: "The extension or alteration of existing traditionally styled properties in the countryside will normally only be approved where these respect the proportion, form and appearance of the existing property. Only exceptionally will permission be granted for extensions which measure more than 50% of the existing building in terms of floor space (measured externally)."

4.5 St Marks Character Appraisal:

4.5.1 "The buildings within St Mark's contribute to the value of its character as a grouping rather than as individuals, as together they form a part of the linear footprint of the hamlet that has remained virtually unchanged for almost as long as records exist."

4.5.2 "Whilst new development might not be ruled out, details and careful assessment of any proposed development in the village would be required relative to the potential impact on the special character and historic interest of the settlement and its existing balance..."

4.5.3 "Several of the buildings in St Mark's have suffered from well meaning but unfortunate improvements in recent years. It is appreciated that, other than by educating property owners, little can be done to reverse the damage already done. By designation of conservation area status, future improvements would be subject to stricter control and some currently qualifying as permitted development would require Planning Permission."

5.0 REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only

5.1 Malew Parish Commissioners - No objection (02/10/2019).

5.2 The DOI Highway Services - do not oppose (18/09/2019).

6.0 ASSESSMENT 6.1 In the assessment of the application we must consider the impact of the works on the character and appearance of the existing traditional dwelling and the impacts on the character and appearance of the Conservation Area. The proposed works are at the rear of the property including the replacement of the existing rear garage doors with new glazed doors, the replacement of the single garage door to a window, and the formation of two paved terraced areas which are to be enclosed by small dwarf walls.

6.2 The works are considered to be reasonable levels of development and to be in keeping with the general residential nature of the dwelling and not to impact its traditional appearance in line with HP15. The works are contained to the rear where views from a public perspective will be limited and thus likely to have a negligible impact on the wider visual character and appearance of the conservation area which is predominately formed by the style, form and appearance of the front elevation of the dwelling. In this respect the application is considered to meet the tests of EP35.

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7.0 CONCLUSION 7.1 The proposed alterations are considered to be acceptable and the application is recommended for approval.

8.0 INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 (Article 6(4), the following persons are automatically interested persons: (a) The applicant, or if there is one, the applicant's agent; (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested; (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material (d) Highway Services Division of Department of Infrastructure and (e) The local authority in whose district the land the subject of the application is situated.

8.2 The Planning Committee 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 in Article 6(4) who should be given Interested Person Status. __

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.

Decision Made : Permitted

Date: 06.11.2019

Determining officer

Signed : C BALMER

Chris Balmer

Principal Planner

Customer note

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