25 July 2024 · Delegated - Principal Planner (Chris Balmer)
Clove Cottage, Main Road, Kirk Michael, Isle Of Man, IM6 2hg
The proposal involves demolishing the existing garage and connecting hallway at Clove Cottage, a two-storey detached dwelling in Kirk Michael Conservation Area, and replacing them with a single-storey mono-pitched roof extension featuring aluminium roofing, vertical timber cladding walls, windows/doors on all sides, an…
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The officer concluded that the proposal, despite its contemporary design with mono-pitched roof, aluminium roofing, and vertical timber walls, does not represent a significant change in visual or amen…
Strategic Policy 3 - To respect the character of our towns and villages
Requires design that respects the character of the site and surroundings. Assessed as compliant due to no significant visual impact compared to prior approval.
Strategic Policy 4
Design in Conservation Areas must preserve or enhance character. Proposal passes statutory test by preserving area character despite contemporary style.
Spatial Policy 5
Relevant to design and conservation; officer found proposal preserves appearance.
General Policy 2
Requires protection of amenities and respect for character. Proposal complies as it protects neighbouring amenities (no overbearing/overshadowing, acceptable overlooking) and has minimal visual change.
Environment Policy 34
Prefers traditional materials for pre-1920 buildings. Contemporary materials accepted due to precedent of prior approval with similar finishes.
Environment Policy 35
Development must preserve/enhance Conservation Areas; inappropriate development refused. Proposal preserves character, passing the test.
Environment Policy 42 - character and need to adhere to local distinctiveness
Sets design requirements respecting character. Compliant via minimal deviation from approved scheme.
Planning Policy Statement 1/01 - Policy CA/2 (Conservation Areas)
Impact on Conservation Area character a material consideration. Proposal preserves special character.
Time limit
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
Materials approval
No development above shall commence above Damp Proof Course level until a schedule of materials and finishes and samples of the materials to be used in the construction of the external surfaces, including roofs, have been submitted to and approved in writing by the Department. The development shall not be carried out unless in accordance with the approved details. Reason: In the interests of the character and appearance of the site and surrounding area.
does not oppose this application; no significant negative impact upon highway safety, network functionality and/or parking as suitable off-street parking is retained
does not object to this application
Highway Services HDC does not oppose the application due to retained suitable off-street parking. Ecosystem Policy Officer (DEFA) initially requested bat assessment photos but subsequently confirmed no bat assessment required after receiving additional information.
Highway Services HDC
No ObjectionAfter reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking, as suitable off-street parking is retained after the extension is built.
Ecosystem Policy Officer (DEFA)
No ObjectionThe Ecosystem Policy Team have now received additional information from the applicant and we do not believe that an assessment for bats is required.; The applicant has been given advice on checking for bats and what to do should bats be found during the works.
