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PLANNING OFFICER REPORT AND RECOMMENDATIONS Application No. : Applicant: Proposal: 14/01307/B Mr Ferga! & Mrs Leah McKenna Alterations, erection of extensions to dwelling and creation of car parking area to rear Ballachesed St Marks Ballasalla Isle Of Man IM9 3AH Site Address : Case Officer: Photo Taken : Site Visit: Expected Decision Level: Miss Melissa McKnight 23.12.2015 23.12.2015 Officer Delegation Officer's Report 1,0 THE APPUCATION SITE The application site is the residential curtilage of Ballachesed, a part single and part two storey detached dwelling sited on the western side of the A26 St. Mark's Road. To the south of the dwelling is Ballagarey Methodist Church. The application site is within the St Mark's Conservation Area, 1.1 2.0 THE PROPOSAL The pianning application seeks the approval for the erection of a first floor extension above the existing pantry and bedroom, erection of two rear porches, installation of sliding sash windows throughout, installation of a new timber gate and new stained timber gate, erection of a new section of front boundary wall and extension of the existing driveway and creation of a new gravel turning and parking area. 2.1 The extension above the existing pantry and bedroom would provide an ensuite bedroom and the ground floor would be converted to a utility, boot room and W.C. The extension would add an additional 2 metres to the existing single storey section and would fall roughly 0.2 metres lower than the existing ridge line of the main dwelling and 0.5 behind the front building tine. 2.2 The two porches to the rear would lead from a hallway and family room. The family room porch would project 1.4 metres from the rear elevation, have a width of 3.1 metres and height of 2.4 metres. The porch from the hallway would project 1.6 metres from the rear elevation, width of 2.2 metres and height of 2.4 metres. 2.3 Also proposed is the replacement of the rear elevation garage window with double 2.4 opening garage doors with the existing door replaced with a new door. It is also proposed to erect a just less than 5 metre stretch of wall with railings that would match the existing. 2.5 The new driveway would extend 14.1 metres from the highway with the parking and turning area having a width of 8.2 metres. 2.6 14/01307/B Page 1 of 5 7 January 2015

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3.0 PLANNING HISTORY The planning application has been subject to five previous planning applications, two of which are considered materially relevant to the assessment of this current planning application given the level and nature of development proposed and have been listed below: 3.1 PA 10/01494/B: This previous planning application proposed the conversion of the existing integral garden store to living accommodation, the erection of a new garage and store to the rear of the property, the installation of vertically proportioned windows In the former garden store and bedroom, the extension by 2.5m of the former garden store part of the dwelling, the installation of a boiler flue, the relocation of the oil tank to the rear garden, the infilling of an existing rear window. This previous planning application was permitted. PA 10/00237/B: This previous planning application proposed the removal of the front boundary wall, increase the size of the entrance porch, replace the flat roof over the gable end stores with a pitched roof, convert the garage into an office thereby re-elevating the adjoining Bedroom, create a conservatory and raised timber balcony to the rear of the property and a separate Garage/Car Port. This planning application was refused on the grounds that whilst the alterations to the existing garaging and internal layout are considered to be acceptable, the external decking, removal of front wailing and new garage/store would be unsympathetic features within the Conservation Area and would be detrimental to the character of both the Area and the property itself. 4.0 PLANNING POLICY 4.1 In terms of local plan policy, the site lies within an area zoned as white land/open space under the Area Plan for the South 2013. As previously mentioned the application site lies within the St Mark's Conservation Area. In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains two policies that are considered specifically material to the assessment of this current planning application: 4.2 Housing Policy 15 states: "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)," Environmental Policy 35 states: "Within Conservation Areas, the department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development." 5.0 REPRESENTATIONS Malew Parish Commissioners have no objection to the current planning application 5.1 (08/12/2014). The Department of Infrastructure Highway Services do not oppose the current planning application (04/12/2014). 5.2 6,0 ASSESSMENT 7 January 2015 14/01307/B Page 2 of 5

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St Mark's is a largely unspoilt Manx hamlet with what is generally considered to be a most unusual grouping of properties on the Island, It is recognised that the concept of an historic area depends on much more than the quality of individual buildings, The buildings within St Mark's contribute to the value of its character as a grouping as they form a part of the linear footprint of the hamlet that has remained virtuaiiy unchanged for almost as long as records exist. 6.1 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 waiis and clipped eves. It is evident that the application dweliing has previously been extended to either side although there appears to be no planning history regarding such deveiopment. Nonetheless, the proportion and form of the application dwelling is traditional and comprises a regular window fenestration, with a projecting centrai porch and gable end chimneys. 6.2 It is therefore considered that the key issue to consider in the assessment of this pianning application wouid be the impact of the deveiopment proposed on the character and appearance of the application dwelling and Conservation Area. 6,3 6.4 The first floor extension proposed under this scheme wouid accumuiate to an increase in 14% in floor area over the existing and as such would comply with the first section of Housing Poiicy 15. The development would without doubt increase the visual impact of the dwelling as viewed within the street scene, particularly as one travels south along the A26. However, the first floor extension would provide a balanced appearance to the dwelling with the proposed extension offering a more or less equal proportion together with the existing two storey extension to the southern side. 6,5 Despite the increase in built deveiopment, the fact the application dwelling has retained what would have been traditional gable end chimney stacks and a projecting central porch; it is considered that the traditional and vernacular appearance of the main house would not bee entirely lost as a result of the proposed development and it is clearly evident from looking at the dwelling what would have once been the traditional dwelling. In addition, due to the first floor extension being set back slightly from the front building line and below the ridge line, the importance and character of the main house would be preserved. 6.6 All in all, the proposed first floor extension together with the installation of sliding sash windows, which are especially welcomed, and the extension of the existing front boundary wall, the front elevation would most certainly be enhanced as viewed within the street scene. 6.7 The porch extensions to the rear are considered to be relatively modest forms of development and are judged to add some attractiveness to an existing flavourless rear elevation. The rear of the application dwelling is not visible from a main public thoroughfare and as such the rear extensions are considered to have a minimal impact upon the character and quality of St Marks Conservation Area or public amenity in general. Nonetheless, should the extensions be visible, they are of a high quality design and would be considered to preserve the character and quality of the Conservation Area. 6.8 The introduction of sliding sash windows to the rear elevation is again considerably welcomed and this element of the proposal is deemed to enhance the character and appearance of the dwelling by re-introducing a traditional feature; albeit material to be used in their construction. 6.9 6.10 The proposed parking, turning circle and driveway is a relatively large area, however is 14/01307/B 7 January 2015 Page 3 of 5

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contained within the defined residentiai curtilage of the application site and the use of gravel is more sympathetic than hardcore or tarmacadam, Given the tree planting to the north and south of the site along with the northern hedge boundary, the driveway and parking area itself would not be readily visible from the main road. The driveway would only be visible should one be stood opposite the vehicular access of the application site, At present there is no defined off-street parking within the curtilage of the site apart 6.11 from the within the garage. What is proposed under this scheme would provide onsite parking and would omit the need for parking adjacent to the existing garage that may result in vehicles overhanging onto the highway that could pose a hazardous impact onto the highway. Overall, this part of the planning application is judged acceptable and is not considered to detract from the existing character and quality of the Conservation Area. 7.0 RECOMMENDATION Overall, it is concluded that the application accords to the provisions set out in Housing Policy 15 and Environment Policy 35 of the Isle of Man Strategic Plan 2007 and as such is recommended for approval. 7,1 8.0 PARTY STATUS In line with Article 6(4) of the Town and Country Planning (Development Procedure) (No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application, Highway Services, and the Local Authority in whose district the iand the subject of the application sits. 8.1 Recommendation Recommended Decision: Permitted Date of Recommendation: 07.01.2015 Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal 0 : Notes attached to refusals Cl. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. Reason: Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals. To comply with article 14 of the Town and Country Planning (Development 7 January 2015 14/01307/B Page 4 of 5

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This approval relates to Drg No: PlO-01, PlO-02, PlO-03, PlO-04, PlO-05 and P12-01 date stamped as received on i7th November 2014. I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer, Decision Made: Permitted Date: Determining officer (delete as appropriate) Signed ;... Sarah Corlett Senior Planning Officer Signed :... Chris Balmer Senior Planning Officer A' '' Signed :...u^y.
Michael Gallagher Director of Planning and Building Control Head of Development Management I. Signed :... Jennifer Chance i4/01307/B 7 January 2015 Page 5 of 5