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The application site represents the curtilage of Cronkbeck House, Main Road, Greeba, German. The property is located on the south side of the main A1 Peel Road with Cronkbeck Farm situated on the opposite side of the road. The dwelling is sited so as to be side onto the road and has a substantial garden extending to the south. Cronkbeck House is a traditional property having two parallel sections with a projecting rear gable which is a relatively recent addition. The site is set below the level of the road and is partially screened by boundary planting.
The application site is located within an area identified as being of High Landscape or Coastal Value and Scenic Significance by the 1982 Development Order. Within the adopted Isle of Man Strategic Plan 2007, the following policy is considered relevant in the assessment and determination of this application:
Housing Policy 15, which 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)."
The following previous planning applications are considered relevant in the assessment and determination of this application:
The Department of Transport Highways Division does not object to this application subject to adequate parking being provided on site. German Parish Commissioners have not commented on this application. We have received no privately written representations in relation to this planning application.
This application seeks approval for the installation of replacement bay windows to the front elevation of the property and the creation of a porch over the front door by incorporating the existing roofs of the bay windows to form one single roof canopy. The roof canopy would be finished in natural slate to match the existing property. The windows would be white uPVC to match those on the rest of the building.
The main issue to be considered in the assessment of this application is whether the proposed alterations would respect the proportion, form and appearance of the existing property, in accordance with Housing Policy 15 set out above.
The existing bay windows are not a strictly traditional feature of a Manx cottage in the countryside and are likely to have been a more modern addition to the property. Notwithstanding this, the windows retain a balanced appearance and do not adversely affect the proportions of the building. The site is screened from the road by the boundary wall and the lower level of the site to the adjacent road. As such views of the ground floor level of the property are not readily available from the public thoroughfare. It is judged that regardless of whether the site is visible or not, any alterations should respect the proportion and form of the building and should be appropriately designed. In this case, it is considered that the continuation of the bay window roofs across the facade so as to create a porch would not detract from the appearance of the property. The use of natural slate would be appropriate to the building and would serve to protect the character of the building.
The replacement windows would represent an improvement over the existing windows which are no original. The proposed windows would be more in-keeping with the windows installed to the rest of the property.
It is recommended that the application be approved.
It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status:
The Department of Transport Highways Division.
German Parish Commissioners.
Recommended Decision: Permitted
Date of Recommendation: 13.11.2008
C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: 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 approval relates to the re-roofing of the bay windows, the creation of a porch canopy and the installation of replacement bay windows to the front elevation of Cronkbreck House, Main Road, Greeba, German as shown by the plans and information Location Plan, 940.1 and 940.2 submitted and date stamped 23rd June 2008. and 960-3 & 12th September 2008
C 3. The roof of the bay windows and canopy must be finished in natural slate to match that on the existing building.
I confirm that this decision accords with Government Circular No 32/07 (Delegation of Functions to Senior Planning Officer) and GC 33/07 for Advertisements.
Decision Made: Permitted Date: 17/11/08
Signed: [Signature] Senior Planning Officer
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