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Application No.: 24/00346/B Applicant: Mr John Thomson Proposal: Demolition of existing garage and store. Alterations and extension to existing dwelling Site Address: Clove Cottage Main Road Kirk Michael Isle Of Man IM6 2HG Planning Officer: Peiran Shen Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 22.07.2024
C : Conditions for approval N : Notes attached to conditions
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.
This application has been recommended for approval for the following reason. The proposal, albeit with a contemporary design, does not have significant change in visual or amenity impact compared to the previously approved PA 22/01553/B.
Plans/Drawings/Information; This approval relates to the documents and drawing no. APL-01 which has been received on 28th March 2024 and APL-02 Rev 1 which has been received on 15th July 2024. _______________________________________________________________
Additional Persons
None _____________________________________________________________________________
1.0 THE SITE - 1.1 The site is the residential curtilage of Clove Cottage, Main Road, Kirk Michael, a twostorey detached dwelling located on the southeast of Main Road, between its two junctions with Faaie-Ny-Cabbal. - 1.2 The house consists of a two-storey pitched-roof main building, a single-storey flat-roof porch, a two-storey pitched-roof side extension, a single-storey pitched roof garage at the northeast of the main dwelling and a single-storey near-flat-roof hallway connecting the main building and the garage.
2.0 THE PROPOSAL - 2.1 The proposed is the demolition of the hallway and the garage and the erection of replacement mono-pitched-roof extension. The proposal also include the erection of a glass hallway connecting the porch with the extension. - 2.2 The proposed extension is single-storey with mono-pitched roof. It is at the northeast of the main building and in line with the side extension. The extension will have aluminium roof and vertical timber wall. There are windows and doors on all side of the extension. There is also a flue.
3.1 Alterations, demolition of existing garage, erection of two storey extension and driveway and vehicular access amendments (in association with 19/00372/CON) was APPROVED under PA 19/00371/B. The approved extension is much bigger than the current proposal but the external finish is more traditional than the current proposal. - 3.2 Demolition of existing garage and store, alterations and extension to existing dwelling to form new Kitchen & Living Dining areas was APPROVED under PA 22/01553/B. The current application has very similar design compared to this approved application. The main differences are: in the current application:
4.1 The site is within an area designated as Residential in the Kirk Michael Local Plan. - 4.2 The site is within the Kirk Michael Conservation Area. Strategic Policy - 4.3 The Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application:
IOMSP - Design and Conservation
4.4 Strategic Policy 3(b), 4 (a), 5 and Subsections (b), (c), (g) of General Policy 2, as well as Environment Policy 42, set out design requirements for development to respect the character of the site itself and its immediate and broader surroundings. - 4.5 Strategic Policy 4(a) and Environment Policy 35 state that design for development in a Conservation Area must either preserve or enhance the character and appearance of the area. EP 34 specifies that the traditional materials are preferred when it involves historical buildings (pre 1920). EP35 emphasises this by stating that the positive features of such areas must be protected against inappropriate development.
In decision making, EP35 means development that does not preserve or enhance such area or negatively affects the area's character would be refused.
IOMSP - Amenities
4.6 Subsections (g) and (h) of General Policy 2 set out that amenities enjoyed by the site and the site around it should be protected or preserved. Planning Policy Statement and National Policy Directive - 4.7 Planning Policy Statement 1/01 - Conservation of the Historic Environment of the Isle of Man is the only adopted PPS. It provides supplementary policy on developments within any conservation area. - 4.8 Policy CA/2 states: "When considering proposals for the possible development of any land or buildings which fall within the conservation area, the impact of such proposals upon the special character of the area, will be a material consideration when assessing the application." - 4.9 Planning Circular 1/98 - The Alteration and Replacement of Windows Set highlights the importance of window design on the character of an area and sets specific requirements for changes to windows in the Conservation Area.
5.1 Section 18(4) of the Town and Country Planning Act (1999) states, "(4) Where any area is for the time being a conservation area, special attention shall be paid to the desirability of preserving or enhancing its character or appearance in the exercise, with respect to any buildings or other land in the area, of any powers under this Act". This sets out the approach to be taken in determining planning applications, which includes giving great weight to the asset's conservation when considering the impact of a proposed development on the asset. Given that the site is within a Conservation Area, the above requirements apply and appropriate consideration will be given in section 7. Strategy and Guidance - 5.2 The Residential Design Guide (July 2021) contains the following policies that are considered materially relevant to the assessment of this current planning application:
5.3 The Residential Design Guide was issued by the Department of Environment, Food and Agriculture (DEFA) in July 2021 and was agreed with the Minster of DEFA. It provides clear guidance on acceptable forms of residential extensions and alterations.
6.1 Michael Commissioners has not commented at the time of writing the report (15.07.2024). - 6.2 DoI Highway Services does not oppose this application (05.04.2024). The comment states that there is no significant negative impact upon highway safety, network functionality and/or parking as suitable off-street parking is retained after the extension is built. - 6.3 DEFA Ecosystem Policy Officer does not object to this application (14.05.2024).
7.1 Before assessing elements of the proposal, as it is within a Conservation Area, a test should be applied to this proposal as mentioned in 5.1. This is whether the proposal would preserve or enhance the character of the Conservation Area. - 7.2 The new extension is designed in a different style compared to that of the main dwelling. However, given the appearance of design is not a significant deviation from the 2022 approval. It is considered that the proposal still preserves the appearance of the building and the character of the area and therefore passes the test. Elements of Assessment - 7.3 The key considerations of this application are its impact on the house itself, on the character and appearance of the area, and the amenities of the neighbours. Design of the House Itself - 7.4 The proposal changes the wall from brick to timber. Given the previously approved design already has timber cladding as finishing. This change is considered to have no additional impact on the design of the house. Character and Streetscene - 7.5 As mentioned in paragraph 7.2, it is considered that the proposal preserve the character of the area. Neighbouring Amenities - 7.6 The proposal passes the "45 Degree Approach" and is considered to not have additional concern for overbearing or overshadowing. - 7.7 The proposed new openings on the north and west are considered have an acceptable level of additional overlooking when compared to that of the existing main dwelling. - 7.8 There is no neighbouring building within 20m of the south elevation so it is considered that there is no concern for overlooking.
8.1 The proposal, albeit with a contemporary design, does not have significant change in visual or amenity impact compared to the previous approved PA 22/01553/B. Therefore, the proposal is considered to comply with General Policy 2, Environment Policy 35 and Paragraph
9.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:
9.2 The decision-maker must determine:
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 and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.
Decision Made : Permitted Date: 24.07.2024 Determining officer
Signed : C BALMER Chris Balmer Principal Planner
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