16 June 2023 · Delegated - Principal Planner Chris Balmer
Clove Cottage, Main Road, Kirk Michael, Isle Of Man, IM6 2hg
The proposal involves demolishing the existing garage, store, and connecting hallway at Clove Cottage, a two-storey detached dwelling in the Kirk Michael Conservation Area, and replacing them with a single-storey mono-pitched roof extension finished in aluminium roof and vertical timber cladding, plus a glass hallway l…
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The proposal was assessed against the statutory test for Conservation Areas under Section 18(4) of the Town and Country Planning Act 1999, requiring special attention to preserving or enhancing charac…
General Policy 2
Requires development to respect local character, amenity, and environment. Officer found the proposal complies as it preserves the house character, streetscene, and Conservation Area appearance through organic glass link despite modern materials.
Environment Policy 35
Relates to development in sensitive environments like Conservation Areas. Assessed via statutory test; extension's design preserves character despite stylistic difference, connected organically to main house.
Time limit
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.
Materials approval
No development shall commence until a schedule of materials and finishes and samples of the materials to be used in the construction of the external surfaces, including roofs, have been submitted to and approved in writing by the Department. The development shall not be carried out unless in accordance with the approved details. Reason: In the interests of the character and appearance of the site and surrounding area.
does not oppose this application; no significant negative impact upon highway safety, network functionality and/or parking
does not object to this application
does not object to this application after plan with amended position of the extension has been received
Manx Utilities initially requested further drainage information and deferral but later confirmed no objection after clarifications; Highways had no objection; DEFA Registered Buildings Officer initially recommended refusal due to conservation area impacts but accepted amended proposals.
Key concern: scale, massing, design and location harming conservation area character
Highway Services HDC
No ObjectionAfter reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking.
MUA Drainage
No Commentwe will not allow the SW into the foul system. If soakaways are going to be used you will need to demonstrate that the ground is suitable for a soakaway by carrying out a percolation test. We will need to see a copy of this before we can support the application.; Please can we request a deferral on the above planning application whilst we await further information.
Conditions requested: percolation test required; copy of percolation test before support
DEFA RB Officer
ObjectionRecommendation Refuse; The proposal given the visual impact to the principle elevation of the property and visible from the highway will neither preserve or enhance the character or appearance of the conservation area and should therefore be refused.
MUA Drainage
No ObjectionManx Utilities are happy with this and have no further comments to issue.
DEFA RB Officer
No ObjectionHaving reviewed the amendments, I consider the proposals to be an improvement and result in a better, more submissive relationship to the original building, though still a large addition I consider its scale and positing to be acceptable.
