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Application No.: 25/90040/B Applicant: Mr & Mrs Morris Proposal: Alterations including bi-fold doors, erection of first floor extension, and replacement of existing porch with new porch Site Address: Old Parsonage Barns St Marks Ballasalla Isle Of Man IM9 3AH Planning Officer: Russell Williams Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 02.04.2025 _________________________________________________________________
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.
Reason: To ensure the development has an acceptable impact upon the character and appearance of the area.
This application has been recommended for approval for the following reason.
The proposed extensions and alterations are of an acceptable scale, form and appearance and will not give rise to any unacceptable harm to the character or appearance of the original dwellinghouse or St Mark's Conservation Area. The proposals therefore comply with Housing Policy 15, Environment Policy 35 and General Policy 2.
Plans/Drawings/Information;
This approval relates to the following drawings and documents received 13 January and 15 January 2025:
Right to Appeal It is recommended that the following organisations should NOT be given the Right to Appeal: Malew Commissioners - No objection DOI Highway Services - No objection
_________________________________________________________________ Officer’s Report
1.0 THE SITE - 1.1 The site comprises a detached dwellinghouse, formed through the conversion of former agricultural barns and the addition of minor extensions. The barn is finished in natural stone walls, slate roof and timber fenestration. - 1.2 The site abuts the Millennium Way long distance public footpath which forms the access to the B30 St. Mark's - Ballamodha road (Bayrauyr). - 1.3 The site is 0.4 acres in size and accommodates the dwelling, a gravel parking area and laid out garden to the west.
2.0 THE PROPOSAL - 2.1 The application seeks planning permission for the following works:
2.3 The extensions will be finished externally in natural stone, partially retained from demolition works, standing seam metal sheeting to roof and upper sections of walls, together with anthracite grey aluminium windows and doors. - 3.0 PLANNING POLICY
3.1 The application site is identified in the Area Plan for the South and 1982 Plan as 'white land' within the countryside that is not zoned for development; it is also within an area of woodland. The site is within the St Mark's Conservation Area. It is no within a flood zone or Area of High Landscape Value.
3.2 The Character Appraisal relating to the Conservation Area notes the revivification of The Old Parsonage Barns and points to the fact that the Conservation Area was designated almost entirely due to the collective value of St Mark's buildings:
"The unchanged open nature of St Mark's is considered to be one of its special attributes that make it worth of conservation area status… The spaces between buildings are a most
important feature. They offer glimpses of the rural landscape that would be lost if they were ever enclosed."
3.3 Some other relevant extracts are set out below:
"When approaching it, the hamlet can be seen from several miles away with the landmark of the Church belfry being particularly dominant. There is a sense of anticipation as the Moorish style architecture, and chimneys to the school and Church Cottages, become clearly visible."
"The buildings of St Mark's are of a modest cottage scale and are vernacular in appearance. Residential properties have the typical solid, well-balanced Manx characteristics with a centralised front entrance door and windows to either side and above. They have substantial chimneys on the gable walls and clipped eaves."
"St. Mark's is on the edge of the area where granite was used in construction. Several of the buildings are wholly or partly built with this material. Those not built in granite are built with random rubble-filled stone walls with a rendered exterior. This gives a harmonious balance of colour and texture, which is at one with the surrounding rural landscape."
"Window styles vary throughout St Mark's."
"Several of the buildings in St Mark's have suffered from well meaning but unfortunate improvements in recent years… By designation of conservation area status, future improvements would be subject to stricter control…"
3.4 The following policies from the 2016 Strategic Plan are considered pertinent in the assessment of this application; - 3.5 General Policy 2: "Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:
3.6 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
4.1 The Residential Design Guide is a material consideration. - 5.0 PLANNING HISTORY
5.1 The following planning application is the most recent are most pertinent to the determination of the application:
87/01776/A Construction of new dwelling/conversion of existing barns. Approved.
6.1 The following Statutory Consultees have been consulted and their responses can be summarised as follows: Malew Commissioners - No objection. DOI Highway Services - No interest registered.
6.2 No letters have been received from interested parties. - 7.0 ASSESSMENT
7.1 The key considerations in the determination of the application are whether or not the proposed extension is appropriate in the context of the existing building, and moreover whether or not the scheme would preserve or enhance the character or appearance of the area.
7.2 The existing dwelling has an attractive appearance, is well-proportioned and, although it has been the subject of various historical alterations, it remains characterful and interesting and sat within attractive and mature grounds. Its alteration as proposed, in the context of Housing Policy 15 and also the Conservation Area Character Appraisal is considered to be a well-considered approach.
7.3 The scale of the extension does not exceed the 50% increase to floor area set out in Housing Policy 15. The form and appearance of the extensions and alterations will respect the original buildings and will not give rise to any significant harm to the character or appearance of the dwelling.
7.4 What is proposed would retain the existing dwelling's robust and well-maintained form and history, with the two stone wings remaining the dominant part of the building and the link between the two remaining subordinate in scale and finish/appearance to the traditional stone barns that now form the north and south wings of the dwelling. The use of a more contemporary material to the roof and upper walling is considered appropriate and would represent a further element of the buildings evolution. The development is considered to comply with Housing Policy 15 and General Policy 2. - 7.5 The Conservation Area Character Appraisal seeks to prevent further new buildings being constructed without due care and attention being given rather than permitting new built form in its entirety. - 7.6 In terms of the impact on the Conservation Area, the key open views into, out of and through the village will not be affected as the site is already well screened by trees and is located on the outer periphery of the Area. Contemporary extensions to dwellings have been permitted elsewhere in the Conservation Area, most notable the large two storey addition to the neighbouring dwelling to the east, The Old Parsonage. The nature and character of St Mark's as a rural hamlet will not be unduly harmed by the proposals. - 7.7 Given that the contemporary design approach is considered to be acceptable and not harmful to the character or appearance of the original buildings, the proposals are considered to preserve the character and appearance of the Conservation Area. The development therefore complies with Environment Policy 35.
8.1 In view of the proposed extensions and alterations being considered acceptable against Housing Policy 15, Environment Policy 35 and General Policy 2, together with the St Mark's Conservation Area Character Appraisal, it is concluded that the proposals are acceptable and it is therefore recommended that planning permission be granted. - 9.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE
9.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted).
9.2 Article A10 sets out that the right to appeal is available to:
9.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10. - 9.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required):
9.5 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given the Right to Appeal.
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 and/or rights to appeal.
Decision Made : Permitted Date: 02.04.2025 Determining Officer Signed : J SINGLETON Jason Singleton Principal Planner
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