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The site represents the curtilage of the former Rechabite Hall - now dwelling situated on the northern side of the A7 opposite its junction with the B33 Croit-e-Caley Road and the former Level Garage. The property is an attractive single storey stone hall-type building with a projecting front pitched roofed annex and 40 degree slate finished roof. The windows are tall 2m by 1100mm with decorative arched heads within rectangular apertures. To the rear of the hall is a single storey garage with lower pitched roof and garage doors facing east. and vehicular access around the side of the hall. There are no windows in the rear elevation.
To the west of the site is Watlee, a detached dwelling which is very close to the western gable of the hall and to the rear and east is open agricultural land.
The site lies within an area designated as Open Space of an Area of High Landscape or Coastal Value and Scenic Significance on the Arbory and East Rushen Local Plan.
Alterations were permitted to the property under PA 93/1073.
Now proposed is the introduction of dormer windows through the upward extension of the front walling to two near peaks to match the existing front central projecting bay, four new Conservation rooflights all in the front elevation, three new dormers in the rear with Juliet balconies and a set of patio doors and two new windows at ground floor level on the rear elevation. A new lean-to side utility room is proposed which will provide a porch on the side elevation entrance door. The existing garage is to be demolished and the area made into a rear garden and a new garage built straight ahead of the vehicular access from the A7.
The windows are to be replaced with "new uPVC double glazed units throughout".
Rushen Parish Commissioners indicate that they have no objections to the application. Department of Transport Drainage Division recommend a condition regarding the disposal of surface water and
The Isle of Man Fire and Rescue Service recommend the installation of domestic smoke detection.
Many of the proposed changes improve the appearance of the property - the removal and replacement of the garage for example. Other proposals have a negligible impact such as the introduction of the rooflights and addition of the lean to annex. The introduction of the new pitched roofed dormers alter the appearance of the property but will enable a much better use of the interior without significant change to the appearance of the property. Much of the success of these new features will depend upon the style and detail of the glazing.
Various styles of window have been discussed with the applicant and the architect and the most sympathetic form, it has been concluded, is the simplest form with top quarter lights and the frames will be finished in a dark brown colour.
The Department of Transport and the local authority are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered "interested persons" and as such should be afforded party status.
The Fire Prevention Officer requests the installation of smoke detection which is dealt with as part of the Building Regulations and as such is not a planning matter. The Fire Prevention Officer should not be afforded party status in this instance.
Recommended Decision: Permitted Date of Recommendation: 04.04.2008 Conditions and Notes for Approval / Reasons and Notes for Refusal
N : Notes attached to conditions R : Reasons for refusal 0 : Notes attached to refusals
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
This permission relates to the alterations and erection of garage, all as shown in drawings 01 - 09 inclusive all received on 15th January, 2008.
There must be no discharge of surface water to the main foul sewer.
The Chief Fire Officer recommends the installation of mains wired interconnected domestic smoke detection.
I confirm that this decision accords with Government Circular No 31/07 (Delegation of Functions to Senior Planning Officer)
Decision Made : Permitted Date : Signed : Mrs F Mullen Senior Planning Officer
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