183199

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                                      19/00110/B                                     Page  1  of  4

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 19/00110/B Applicant : Mr Graeme Ewing Proposal : lterations and erection of rear and side extensions Site Address : Ballachesed St Marks Ballasalla Isle Of Man IM9 3AH

Planning Officer: Miss Lucy Kinrade Photo Taken : 03.07.2019 Site Visit : 03.07.2019 Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Refused Date of Recommendation: 03.07.2019 __

Reasons for Refusal

R : Reasons for Refusal O : Notes attached to reasons

R 1. By reason of its size, design and inclusion of UPVC/timber columns/fascias the proposed rear extension fails to respect the historic character and features of the existing traditional dwelling and presents an overbearing and unacceptable impact on the historic form and appearance of the existing dwelling contrary to Housing Policy 15.

Reason: In the interests of maintaining and enhancing the character and appearance of an existing traditional dwelling which is also located within the St Marks Conservation Area. __

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.

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. Adjoining the rear elevation are two small glazed porches the larger of the two being approx. 3m x 1.5m.

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

2.0 THE PROPOSAL 2.1 The current application comprises two parts:

o The removal of the larger porch on the rear elevation and the erection of a flat roof garden room with a covered portico canopy facing onto the rear garden. The full extent of the proposal including the canopy is to project 7.5m from the rear and to have a width of 8m. The proposed internal living space is to be 39sq m.

o The extension of the existing garage by 1.2m to provide an increased internal parking area and the removal of the front elevation garage door and its replacement with three windows matching those of the existing front elevation. The proposed works to the garage also include the installation of a larger garage door on the rear facing elevation and the installation of a single access door on the end gable.

3.0 PLANNING HISTORY 3.1 The application site has been subject to a number of previous planning applications, three of which are considered materially 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.

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. While there are no specific references made to the application property the St Mark Conservation Area Character Appraisal other than in 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 should be taken into consideration within any assessment:

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4.2 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."

4.3 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)."

4.4 St Marks Character Appraisal:

4.4.1 "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."

4.4.2 "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..."

4.4.3 "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 5.1 Malew Parish Commissioners - No objection 06/03/2019

5.2 The DOI Highway Services - no comments received as of 03/07/2019.

6.0 ASSESSMENT 6.1 The application comprises two parts, the alteration and extension to the existing attached garage to provide a slightly larger garage space and the erection of a large flat roof extension to the rear to provide a garden room. In the assessment of both we must consider the impact on the character and appearance of the existing traditional dwelling and whether the character and appearance of the Conservation Area is to be preserved or enhanced through development.

GARAGE 6.2 The existing dwelling has recently been subject to an approval 17/00224/B which included the removal of the front elevation garage door and its replacement with two windows matching the main dwelling. The proposal now seeks to further this by extending the entire garage by 1.2m and installing three windows on the front elevation, and a larger garage door on the rear elevation. Although increasing marginally the overall length of this part of the dwelling, the works are likely to have a negligible impact on the wider character of the conservation area compared with the general massing of what's already in existence and beyond what's already been approved as part of the 2017 application. In this respect the application is considered to be acceptable in terms of both HP15 and EP35.

REAR EXTENSION 6.3 This element of the proposal is perhaps the most contentious part of the application, in being located to the rear of the property the initial consideration may be that the erection of an extensions here is acceptable and not to impact the wider character of the Conservation Area

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or impact views from a public perspective. However, the current proposal by reason of several factors including its size (7.3m x 8m), style and design (flat roof orangery including a portico canopy), materials (UPVC or timber columns/fascia) coupled with the consequential large area of patio hardstanding, cumulatively result in an overbearing and adverse impact on the historic character and traditional qualities of the existing dwelling an in this respect the proposal is considered to fail HP15.

7.0 CONCLUSION 7.1 The proposed alterations and extensions to the garage are considered to be acceptable, however by reason of the negative findings for the proposed rear extension and the failure to respect the traditional character and appearance of the existing building that the application is recommended for refusal.

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 the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Refused Date : 04.07.2019

Determining officer

Signed : S BUTLER

Stephen Butler

Head of Development Management

Customer note

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