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Application No.: 19/01357/B Applicant: Mr Mark Teese & Mrs Carol Teese Proposal: Alterations, erection of two storey extension, erection of replacement workshop Site Address: 12 Lime Street Port St. Mary Isle Of Man IM9 5ED Planning Officer: Miss Lucy Kinrade Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 03.02.2020 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions
Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
Reason: In the interests of safeguarding the amenities of the occupants of the dwelling and adjacent dwelling from overlooking and loss of privacy.
This approval relates to drawing numbers 1904:01, 1904/02 and 1904/03 and Architects Design Statement all date stamped and received 20/11/2019. _______________________________________________________________
None _____________________________________________________________________________
1.0 SITE - 1.1 The site is the residential curtilage of an existing two storey Manx Cottage situated along Lime Street, Port St Mary. The eastern side of the Lime Street is densely populated by a number of properties forming a terrace arrangement of the eastern side of the road although there are a number of small breaks along the road which in reality creates four smaller terraces. - 1.2 The application dwelling sits half way along the eastern side and forms the end of one terrace. The three bay white washed front elevation joins directly with the road while the exposed stone gable faces the side gable of two storey neighbouring property 13 Lime Street. The rear elevation faces over the rear garden yard and towards the harbour and seafood factory. The dwelling is fitted with top opening casements and a white UPVC door on the front elevation. - 1.3 The dwelling has two stacks at each gable and at the rear there are two lean-to additions (of varying height) there is a detached flat roof workshop store on the northern side boundary and attached to the side gable of adjoining property The Sail Loft.
2.0 PROPOSAL - 2.1 The proposal is for the removal of the two lean-to additions at the rear and the erection of a replacement two storey pitched roof extension at the rear. The proposed extension is to sit central to the rear elevation and project 5.8m into the rear garden with the peaked 4.2m wide gable and first floor balcony facing towards the harbour, seafood factory and boat park. - 2.2 The proposed extension is to have a central ridge taller than that of the main house, although a lower flat roof section will link the extension with the roof of the main house. At ground floor the extension is to be finished in painted render and at first floor clad in timber the end gable is to be predominantly glazed including apex windows to first floor. - 2.3 To facilitate the extension the existing detached workshop is also to be demolished and replaced with a new 4.5m x 3.5m workshop utility nearer to the rear and including proposed access doors from the rear boundary. - 2.4 In addition to the extension there are a number of alterations proposed to the main dwelling including; the removal of the white wash render to the front and rear elevations, the replacement of the front windows with new top opening casements, the installation of a new UPVC front door, the installation of three velux windows to the front roof slope and the installation of a combination roof light to the rear.
3.0 PLANNING HISTORY - 3.1 There are no previous applications for the site considered relevant in this case. - 3.2 In the adjacent area there have been a number of previous approvals for alterations and extensions to existing properties lining the same side of Lime Street. Most relevant in this case being 17/00489/B for the restoration and remodelling of 21 Lime Street including removal of lean-to extension and replacement with a linked two storey extension at the rear finished with ridge taller than the existing dwelling. This application was approved at appeal.
4.1 The site lies within an area designated on the Area Plan for the South 2013 as 'Predominantly Residential' and it also lies within the village's proposed Conservation Area. The CA Appraisal refers to Lime Street, noting that the layout of the properties is very much as it was in 1869, referring also to some of the cottages being stone and others rendered, but no specific detail matters are mentioned. The appraisal also refers to the boat yard and its surrounds as leading to an untidy streetscene and detracting from the conservation area. Excerpts from the appraisal read: - 4.2 "Lime Street strongly resembles its current-day layout, houses and alleys follow very similar patterns on both the 1869 and 1967 maps" - 4.3 "The types and styles of buildings in Port St Mary strongly reflect the different phases of its development. The earlier cottage-style fishermen's dwellings that grew around the harbour and extended southwards along Lime Street are on a small, compact scale. They are built in stone, although some are rendered. - 4.4 "The oldest remaining buildings which date before 1869 include: cottages on the seaward side of Bay View Road, adjacent to the old school; a terrace of cottages at the lower end of the Lhargan and cottages on Lime Street. Many of these retain their original form and to an extent their exterior appearance in Manx stone. These older residential properties followed the local vernacular style of the period. They are usually built in rough-random stone with broad Manx chimneys at gable ends. The roof is typically shallow pitch, clad in slate that in some cases replaces the original thatch. Windows and door openings have stone lintels and sills and original windows would have been small-pane, timber sashes." - 4.5 "The Island Seafare Building on the Alfred Pier is particularly inappropriate for its location. Other buildings to the rear of Lime Street, within the boat park, are also considered to detract from the street scene. Hudson's Yard on Lime Street is an untidy jumble of business units and lock-up garages, which detracts from the proposed conservation area. The area was formerly the home to a kipper curing works and a builder's yard. A fine stone chimney remains, but no other buildings have any architectural merit. On the highest point of the Village, Cronk Skibbylt, is a tall telecommunications mast, this is visible not only from most parts of the village, but also from considerable distance, due to its height. The informal boat parking area on the seaward side of the road between Clifton Road and Lime Street, has led to an untidy street scene at a particularly visible point." - 4.6 In terms of Strategic Plan Policy there is a requirement for development within a Conservation Area to preserve or enhance the character or appearance of the area, as set out in Environment Policy 35 and Planning Policy Statement 1/01 - Guide to the Conservation of the Historic Environment of the Isle of Man. - 4.7 Other than EP35, the Strategic Plan General Policy 2 also requires development to respect the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them and not affect adversely the character of the locality or the amenity of the neighbours.
5.0 REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.
5.1 Department of Infrastructure (DOI) Highways Services - Do not oppose (23/12/2019) - 5.2 The Port St Mary Commissioners - deferral (17/12/2019) and no objection (23/01/2019)
6.1 A key issue here is whether the proposed development would have any adverse impact on the amenity of the neighbours or on the character and appearance of the area, having regard to the fact that the site lies within an area considered to be of special interest as to be a potential for Conservation designation and the test in respect of CA's is that development must preserve or enhance the special character and appearance of that area. - 6.2 As covered in 4.0 of this report the character and appearance of the immediate area is generally formed through the frontages of the traditional properties along Lime Street and comprised a number of cottage style compact fisherman dwellings some stone finished and others rendered. No other specific detailed matters are covered and there is no specific reference to the application property itself. The draft character appraisal also refers to the boat yard and its surrounds as bringing about an untidy streetscene detracting from the special interest of the area. Visual Impact - 6.3 The loss of the non-traditional and fairly unsightly rear extensions and outbuildings and their replacement with a new two storey extension and separate outbuilding would result in a tidying up of and an overall improvement to the appearance of the rear of the property. The extension is to be finished in both render and timber clad, the roof in slate and the end gable in glass facing the boatyard, this use of materials is both acceptable and results in a positive and appropriate contrast between the old and new, and does not detract from the general character at the rear given the varied approach along the back of Lime Street including a mix of single and two storey extensions, an assortment of gable and roof finishes and some properties including large expanses of glazing and others with roof terraces. - 6.4 The central ridge of the proposed extension is 6m high, approx. 0.5m taller than the central ridge of the main cottage. Although not perhaps a comfortable arrangement as shown on plan, practicably it's likely that the 3m set back position of the proposed extensions connected to the main house via a lower standing seam roof will help to limit views from a public perspective from Lime Street and in seeking to preserve the general form and frontages of the traditional properties and streetscene. - 6.5 There are a number of works proposed to the front of the building and these will likely be those most notable to passing members of the public. As existing the windows and doors fitted at the property are not original and their replacement with those as proposed is likely to have an overall negligible effect on the general appearance of the dwelling and in terms of the wider streetscene the mixed approach to external finishes means that the loss of the render as proposed would not result in such a change as to negatively affect the special character or interest of the proposed conservation area. Amenity Impact - 6.6 Adjacent to the proposed extension there are three windows serving the upper floors (2 x FF 1 x SF) of the neighbouring property. The extension is positioned around 7.5m from the neighbours and there are no windows included in the nearest side facing elevation, in this respect the proposal is not considered to result in any significantly adverse overbearing or privacy impacts on the neighbours as to impede their general outlook or living conditions. The proposed balcony at the rear is also to be fitted with an obscure screen on one side as to help minimise overlooking between the two properties for benefit of either user.
7.1 The development works proposed are considered to result in an acceptable impact on the character and appearance of the area and preserving its integrity for potential designation as a Conservation Area at a later date. To further ensure an appropriate finish to the roof slope facing Lime Street the rooflights proposed should be fitted flush (often known as conservation roof lights) and a suitably worded condition can be added to this effect, and
8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 (Article 6(4), the following persons are automatically interested persons:
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.
Decision Made : Permitted Date: 04.02.2020 Determining officer
Signed : S CORLETT Sarah Corlett Principal Planner
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