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Application No.: 22/01222/B Applicant: Charley Hogan Proposal: Alterations to existing dwelling including installation of first floor French doors and balconies, removal of chimney stack, window and door alterations and installation of cladding to front porch Site Address: Thie Ny Broogh Bradda Road Port Erin Isle Of Man IM9 6PR Planning Officer: Miss Lucy Kinrade Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 18.01.2023
C : Conditions for approval N : Notes attached to conditions C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
This application has been recommended for approval for the following reason.
The application is considered to have an acceptable visual and amenity impact and to accord with General Policy 2, the principles of both Housing policies 15 and 16, and to comply with the general principles of the Residential Design Guide 2021.
Plans/Drawings/Information;
This approval relates to drawing numbers 22/3155/01/C and 22/3155/02/C both date received 30/11/2022. _______________________________________________________________
Additional Persons
None _____________________________________________________________________________
1.0 APPLICATION SITE - 1.1 The application site relates to an existing detached dwelling located on the northern side of Bradda Road, Port Erin. The property is of traditional form and proportion with its two storey Manx cottage appearance with painted render finish, slate pitched roof, traditional cottage windows and two masonry integrated stacks however the property had been extended and altered overtime and some of these traditional qualities have been minimised, there is also a large lean to conservatory on the front elevation covering over a large portion of the frontage and there is a curved finish to the west gable installed with a larger first floor window. - 1.2 The dwelling sits at a level much higher than the road which limits views when passing the site. The property can be seen from further away due to its elevated position, however views again are limited between and above those properties sitting in front on the lower side of the road.
2.0 PROPOSAL - 2.1 Proposed are a number of works to the existing dwelling including the replacement of the lean-to conservatory roof with new slate roof and modifications to its windows and door openings, the removal of one chimney stack, installation of a front elevation roof light, installation of two sets of French doors at both ground and first floor of the west end gable, with the first floor doors also including Juliet balconies.
3.0 PLANNING HISTORY - 3.1 Approval was given in 1985 for the erection of a stone wall. There have been no applications recorded for the property since 1985.
4.0 PLANNING POLICY - 4.1 The dwelling is designated as 'Residential' on the Area Plan for the South 2013. The existing dwelling has been modified and altered over time but does carry an overall traditional appearance. General Policy 2 which contains the general standards towards acceptable development would be most relevant here although some regard could be given to both Housing Policies 15 and 16 which seek development to traditional properties to respect their existing qualities (HP15) and not to make worse its appearance from public view (HP16). Also relevant would be the RDG would also be a material consideration along with Community Policies 7 and 11 in respect of criminal activity and spread of fire, and Infrastructure Policy 5 in water conservation.
5.0 REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only. - 5.1 Port Erin Commissioners - in support (14/12/2022) - 5.2 DOI Highway Services - No Highways Interest (01/12/2022) - 5.3 No neighbour comments received.
6.0 ASSESSMENT - 6.1 In terms of visual impact the property can be seen in part from the road and from further afield but views are somewhat limited due to the topography or blocked by other properties. The existing dwelling has some traditional qualities but has clearly been altered, extended and modified over time which has reduced its positive contribution within the streetscene and landscape.
6.2 The proposed works to the end gable elevation and the conservatory will be visible but are not expected to make worse the overall appearance of the property from public view, and given the angles, distance and existing typography and windows the new patio doors are not considered to result in any unacceptable overlooking or privacy impacts. - 6.3 As existing the two integrated stacks help to define the original cottage. The most notable change is likely to be the loss of one of these stacks, and its loss would be a shame although it is not considered in this specific case given the existing appearance of the property that it would result in such a significant or detrimental impact on the overall appearance of the property so as to harm public view or to negatively impact the wider landscape as to warrant a refusal. - 6.4 The proposed works are not expected to result in any changes beyond current occupation in terms of criminal activity nor increase the likely hood of spread of fire beyond the existing arrangement, and so the proposal is considered acceptable in these respects too.
7.0 CONCLUSION 7.1 For the above reasons the application is considered to have an acceptable visual and amenity impact on the existing house, from public view and on the neighbours and to accord with General Policy 2, the principles of both Housing policies 15 and 16, and to comply with the general principles of the RDG 2021.
8.0 INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:
8.2 The decision maker must determine:
_____________________________________________________________________ I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.
Decision Made : Permitted Date: 20.01.2023 Determining officer Signed : J SINGLETON Jason Singleton Principal Planner
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