DEC Officer Report

Application No.: 20/00094/B Applicant: Mrs Jane Birchall Proposal: Creation of French doors Site Address: Monks Bridge Cottage Abbey Road Lane Ballasalla Isle Of Man IM9 3DE Planning Officer: Miss Lucy Kinrade Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 31.03.2020 _________________________________________________________________

Conditions and Notes for Approval

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 proposed patio doors are considered to have an overall negligible impact on the visual appearance of the existing dwelling and the character and appearance of the wider Conservation Area which is to be preserved in accordance with Environment Policy 35 of the Isle of Man Strategic Plan 2016.

Plans/Drawings/Information;

This approval relates to drawing numbers 2019/51/01, 02A and 03 all date stamped and received 28/01/2020, and the email from agent dated 10/02/2020.

_______________________________________________________________ Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report THE SITE

1.1 Monks Bridge Cottage is situated part way along Abbey Road Lane in Ballasalla which runs north of the heritage site of The Abbey and alongside the Silverburn River. Monks Bridge Cottage sits on the western side of the lane with its gable and stone boundary wall directly abutting the single track highway. - 1.2 The cottage is two storey with an integrated stack on the roadside gable, the house is white washed stone throughout and fairly traditional in its appearance with a catslide arrangement to the rear. - 1.3 The front elevation of the dwelling faces south and includes a front door and small window alongside which is a large window at ground floor, at first floor there are two large windows. These windows as shown in the submitted photographs are all casement top opening UPVC with internal glazing bars. - 1.4 The site is located within the Silverdale Conservation Area. THE PROPOSAL

2.1 Approval is sought for the removal of the existing front door and small window and their replacement with patio doors on the front elevation. PLANNING HISTORY - 3.1 The property has been subject to a number of applications for alterations to the driveway and installation of a rear dormer, most recently approval was granted under PA 18/00611/B for alterations to the existing dwelling including the replacement of windows in the dormer and for the erection of a small extension to the rear and the installation of a pitched roof over. PLANNING POLICY - 4.1 The site lies within an area designated as 'Predominantly Residential' on the Area Plan for the South 2013 and within the designated Silverdale Conservation Area, as such it is fundamental to consider Environment Policy 35 of the Isle of Man Strategic Plan 2016 which requires development to either preserve or enhance the character and appearance of that Conservation Area:

4.2 Environment Policy 35:

"Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development."

REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.

5.1 Malew Commissioners - No objection (11/03/2020).

5.2 Department of Infrastructure Highway Services - no highways interest (18/02/2020).

5.3 No comments received from neighbouring properties. ASSESSMENT - 6.1 The issue in this case is whether or not the replacement of the window and front door with new patios doors preserves or enhances the character and appearance of the Conservation Area in accordance with Environment Policy 35.

6.2 While the existing dwelling comprises some traditional features in its general form, proportion and stone finish, the existing window and door arrangement on the front elevation is not typically traditional and provides little positive contribution to the overall historic character of the dwelling. The installation of the patio doors is not expected to adversely harm the overall quality of the front elevation, the installation is likely to have an overall negligible impact on the appearance of the dwelling as a whole and the general character of the wider Conservation Area is to be preserved.

6.3 The existing boundary wall running along the lane also limits views of the front ground floor windows from a public perspective, it's likely that the works, in the most part, will go unnoticed to most unless the driveway gates are left open and views through are achievable. However it is not expected to result in an significant or adverse harm as to warrant a concern or refusal given the findings of 6.2. - 7.0 CONCLUSION

7.1 Given the arrangement of the existing dwelling including the mix of windows styles and sizes, coupled with the siting of the proposed works and the limited public views, its expected that the installation of the patio doors will have a negligible impact on the overall quality of the existing dwelling and the character and appearance of the wider Conservation Area is expected to be preserved in line with Environment Policy 35 of the Strategic Plan 2016. - 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:

• (a) the applicant (including an agent acting on their behalf);
• (b) any Government Department that has made written representations that the Department considers material;
• (c) the Highways Division of the Department of Infrastructure;
• (d) Manx National Heritage where it has made written representations that the Department considers material;
• (e) Manx Utilities where it has made written representations that the Department considers material;
• (f) the local authority in whose district the land the subject of the application is situated; and
• (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material. 8.2 The decision maker must determine:

• o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and
• o whether there are other persons to those listed above who should be given Interested Person Status

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: 31.03.2020 Determining officer

Signed : S CORLETT Sarah Corlett Principal Planner

Customer note

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