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The application site forms the residential curtilage of Carmodil House, Main Road, Ballaugh, which is, located on the southern side of the Main Road and west of Ballaugh Village.
The application site is within an area recognised as being an area of "White Land", under the Isle of Man Development Plan Order 1982. The site is not within a Conservation Area; nor within an area zoned as High Landscape or Coastal Value and Scenic Significance.
Due to the site location, zoning and the type of proposal, the following policy is relevant for consideration:-
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)."
The previous planning application is considered relevant in the assessment and determination of this application:-
Erection of garage - 96/00943/B - APPROVED
PROPOSAL The application seeks approval for the creation of a dormer to rear elevation of dwelling house. The proposed dormer would be a flat roof construction, which would have a width of 8 metres, leaving a 0.85 metre gap to the gable ends of the main dwelling house. The proposed window elevation would run flush with the existing rear elevation of the dwelling, whilst the roof level would run level with the existing ridge line.
Ballaugh Parish Commissioners:- "No objection." Highways Division:- "Do not oppose has no traffic management, parking or road safety implications." The Authority has received no privately written representations objecting to the application.
The main issue with this application relates to the visual appearance of the proposal upon the traditional Manx property.
In terms of extensions and alterations of traditionally styled properties, Planning Circular 3/91 Guide to the design of residential development in the countryside should also be considered. This indicates that flat roofs should be avoided.
Further to Housing Policy 15 this policy requires extensions 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.
The proposed flat roofed dormer will be apparent when travelling along the Main Road, towards Ballaugh from Kirk Michael. Whilst it is accepted that during the summer periods the mature trees might screen its appearance from public view, the rest of the year the extension would be clearly visible.
The proposal would result in the property appearing as being a three storey building, given the dormer window elevation would run flush with the existing rear elevation of the dwelling.
Overall, it is considered the proposal by is proportion, form and size would have a significant adverse impact upon the visual appearance of the existing traditional property and of the street scene.
The proposal would contravene with relevant policies as stated within the Isle of Man Strategic Plan for the reasons given and therefore it is recommended that the application be refused.
It is considered that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:-
Department of Transport Highways Division
Recommended Decision: Refused Date of Recommendation: 31.03.2010 Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
R 1 . The proposed rear flat roofed dormer by is proportion, form and size would have a significant adverse impact upon the visual appearance of the existing traditional property and to the detriment of the visual amenities of the street scene, contrary to Housing Policy 15 of the Isle of Man Strategic Plan and Planning Circular 3/91 Guide to the Design of Residential Development in the Countryside.
I confirm that this decision accords with Government Circular No 10/09, Delegation of Functions (Development Procedure), GC No 11/09 (Advertisements) and GC No 12/09 (Registered Buildings) all to the Senior Planning Officer
Decision Made : Refused Date : Signed : Senior Planning Officer
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