Officer Report 10/00309/B

Application No.: 10/00309/B Applicant: Mrs Susan Dillon Proposal: Installation of replacement windows and door to front elevation Site Address: - The Croit - Barrule Road - Foxdale - Isle Of Man - IM4 3ES ### Considerations Case Officer: Miss S E Corlett Photo Taken: 22.04.2010 Site Visit: 22.04.2010 Expected Decision Level: Senior Planning Officer ### Written Representations ### Consultations Consultee: Highways Division Notes: Consultee: Malew Parish Commissioners Notes:** Do not object

Officer's Report

The Site

The site represents what is described on the application form as a residential curtilage of an existing dwelling situated on the eastern side of the A3 Ballamodha Straight. To the immediate north of the site is The Croit - a tholtan which was recently approved for renovation (PAs 06/1556, 08/0362 and 08/2211).

The cottage has as its core a single storey cottage which is a replication of a formerly existing cottage, which has been extended to the rear and a garage and stable block have been erected to the east of this. The original character of the property has been changed through the erection of new fabric and the creation of a paved access and formal garden.

Planning History

• PA 95/01718/A - Approval in principle for renovations and extensions of existing tholtan into new dwelling.
• The Croit, Ballamodha Straight, Foxdale, Malew.
• Status - Application - Permitted on Review
• PA 96/01805/B - Renovations and extensions to create new dwelling.
• The Croit, Ballamodha Straight, Foxdale, Malew.
• Status - Permitted - 7th May 1997

PA 98/00022/B - Re-construction of tholtan to match original, The Croit, Ballamodha Straight, Malew. Status - Approved at Appeal - 5th January 1999

PA 03/01491/A - Approval in principle for (a) an extension to front of dwelling Status - Refused on Review - 25th March 2004

PA 03/01491/PART - Approval in principle for (b) a detached garage Status - Permitted - 21st January 2004 Conditions

1. This approval is in principle only and will remain valid for a period of two years within which time no development may take place until such time as details of the reserved matters (siting, design, external appearance, internal layout, means of access, landscaping) have been approved by the Planning Authority. Such reserved matters should form the subject of a single application.

1. This approval relates to part (b) of the application proposal only.

PA 04/02367/B - Erection of two extensions on rear elevation Status - Permitted 4th February 2005 Conditions

1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

1. This approval relates to the alterations and extensions as shown in drawings reference 1057-01 and 1057-02 both received on 17th November, 2004.

1. Within three months of the occupation of the extensions the applicant must have in place on site to the north of the cottage, a hedge to the proportions of Planning Circular 1/98 - Manx Hedges, with planting atop (eg, fuchsia).

PA 04/02601/B - a) Erection of a detached single garage Status - Permitted on Review 6th June 2005 Conditions

1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

1. This permission relates to the erection of a domestic garage as shown in drawing reference 1057-11 and -13 both received on 20th December 2004.

1. The garage may be used only for the storage of private motor vehicles in association with the occupation of "The Croit" as shown on the approved plans.

PA 04/02601/PART - b) Erection of a detached stable block Status - Refused on Review 6th June 2005

PA 05/0718 - erection of detached timber stable block (re-submission) Status - Permitted 8th June 2005 Conditions

1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

1. This permission relates to the erection of stabling as shown in drawings 1057-13A and 1057-12A both received on 14th May, 2005.

22 April 2010

10/00309/B

1. The stabling may only be used for the keeping of horses and associated feed and equipment in association with the occupation of "The Croit", indicated in the approved plans.
2. There is a High Voltage Overhead electricity line running through this site. No part of the stable should be within 9 m of this line in accordance with adopted safety guidelines as set out in the 1982 Isle of Man Planning Scheme (Development Plan) Order.

Planning Status

The site lies within an area designated as "white land" on the Town and Country Planning (Development Plan) Order 1982 and on the draft Southern Area Plan which was published on 23rd October, 2009 as Open Space, identified as Incised Slopes as part of the Landscape Character Assessment. The draft Written Statement includes the following: "Landscape Character Area 2 - Ballamodha, Earystane, and St Mark's: This is a fairly resilient landscape which has accommodated incursions of modern built development without severe detriment. However, some of the larger-scale residential developments lack either the topographical setting or the groups of trees which might have mitigated their visual impact."

The draft Planning Policy Statement 2/09 - The Role of Landscape Character in Development states:

4.5 Type D: Incised Slopes

The overall strategy for the protection and enhancement of the Incised Slopes Landscape Character Type is to conserve and enhance: the remote and rural character; the relatively sparse settlement pattern of traditional hamlets and scattered farm buildings; the network of sunken and enclosed rural roads; and the substantial hedgerows and sod banks dividing irregularly-shaped pastoral fields. Key landscape planning considerations in relation to the protection and enhancement of this Landscape Character Type are as follows:-

• Care should be taken to ensure that housing and business development does not detract from the distinctive identity and setting of settlements, and avoids coalescence with other settlements within this Landscape Type;
• The design and layout of new housing and business development should include appropriate native structure planting to soften urban edges and enhance the transition to the wider landscape;
• Approach routes, key views, and gateways to settlements within these landscapes should be enhanced;
• Linear development along roads from settlements that extends urbanising influences into the wider countryside should be avoided;
• The use of local vernacular building styles and materials should be encouraged;
• New farm buildings that would compromise the pattern and scale of farmsteads across the undulating Incised Slopes landscapes should be discouraged;
• Care should be taken to minimise loss of hedgerows, sod banks, and other distinctive boundary features along road corridors;
• Tourist-related development, such as camp-sites, should avoid visually prominent locations, particularly those which can be viewed from higher land and those which would extend urbanising influence along the coast;
• Care should be taken to avoid the suburbanisation of river valleys and stream corridors;
• Tall vertical telecommunications masts or structures which detract from the sloping landform or create visual clutter should be avoided."

The Proposal

Proposed now is the replacement of the existing casement windows which are presently single lights, with top opening casements which will sit above a lower fixed light in respect of three of the windows in the front elevation, and the remaining four appear as if they have no opening lights within them. What are presently external glazing bars will be replaced by internal plastic strips. The new windows will be plastic-framed in a wood colour to match the existing.

Also proposed is the replacement of the existing front door which is a solid panelled door, with one which has four glazed lights with sloping heads.

Representations

Malew Parish Commissioners indicate that they do not oppose the application.

Assessment

Planning Circular 1/98 states in respect of building built prior to 1921, as was the elevation in which the proposed replacement windows are to be fitted, that where possible, the original windows which are visible from a public thoroughfare should be retained. Those within the property are not the originals but are slim in section to replicate what would have been single lights or possible sliding sash although the apertures are small so sliding sashes may have resulted in too much timber and single opening lights may have been preferable. Where the originals are not in place replacement windows must have the same or similar pattern and section of glazing bars and the same or similar frame section as the originals.

In this case the proposed windows will introduce more frame section and a variety of window styles in the front elevation all of which would have internal glazing bars which would not replicate the existing.

The proposed door is more modern in appearance and not in keeping with the cottage style of the existing property.

Having spoken with the applicant, she wishes to retain the proposed style of window glazing as this is what is in the side and rear of the property and whilst the omission of the thicker central section would be welcome, she does not wish to have a single opening light in the front windows either side of the door as she has ornaments stored on the window cill which will restrict access to the opening. However, she agrees that the proposed door is not traditional and would prefer the solid door with upper small light - reference FP67 in the submitted documents, which is much more sympathetic to the character of the property.

It is considered that the proposed windows, whilst not as delicate as the existing, will not detract from the character of the cottage, which already has this style of window in the side and rear elevations which are also visible from the main road and are acceptable.

Party Status

The local authority is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status.

Recommendation

Recommended Decision: Permitted Date of Recommendation: 22.04.2010 Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval

N : Notes attached to conditions R : Reasons for refusal

• : Notes attached to refusals

C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

C 2. This permission relates to the replacement of windows as shown in the submitted drawings and the replacement of the front door with an FP67 style included in the submitted information all received on 8th March, 2010.

I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer.

Decision Made : Permitted Date : Signed : Senior Planning Officer