Officer Report

Application No.: 16/00747/B Applicant: Mrs Constance Astall Proposal: Application of render to dwelling Site Address: Victoria Cottage St Marks Ballasalla Isle of Man IM9 3AH Case Officer : Mr Edmond Riley Expected Decision Level: Officer Delegation

Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The application site represents the residential curtilage of Victoria Cottage, a two-storey detached dwelling with traditional Manx countryside vernacular proportions and appearance. It is located on the eastern side of the A26 St. Mark's Road, in the centre of St. Mark's village, and opposite the southern end of the triangle in which sits St. Mark's Church. It is within the St Mark's Conservation Area. - 1.2 The property has been extended with a conservatory (and a subsequent replacement conservatory) and also a garage at both side elevations, and also with a porch to the front. The latter two extensions, as well as the rear elevation and gables (but not the gable walls) of the main dwelling, have been rendered; otherwise, the dwelling is stone-faced.

2.0 THE PROPOSAL - 2.1 Full planning approval is sought for the rendering of the front of the dwelling and also the gable walls. This would be to match the existing render on the property. - 2.2 Submitted with the application is a letter from the applicant explaining that damp is coming into the dwelling following the historic removal of the render (the property was originally fully rendered), and professional advice is such that rendering is the only way to prevent this occurring / worsening.

3.0 PLANNING HISTORY - 3.1 The planning application has been subject to seven previous planning applications relating to extensions and alterations, but none of which is considered materially relevant to the assessment of the current application.

4.0 PLANNING POLICY - 4.1 The site lies within an area designated on the Isle of Man Planning Scheme (Development Plan) Order 1982 as "white land", that is, not designated for development. As previously mentioned, the application site lies within the St. Mark's Conservation Area. As such, Environment Policy 35 applies.

4.2 Planning Policy Statement 1/01: POLICY AND GUIDANCE NOTES FOR THE CONSERVATION OF THE HISTORIC ENVIRONMENT OF THE ISLE OF MAN sets out policies which apply to the identification and protection of historic buildings, conservation areas and other elements of the environment. Planning Policy Statement 1/01 contains one relevant policy:

POLICY CA/2: SPECIAL PLANNING CONSIDERATIONS states: "When considering proposals for the possible development of any land or buildings which fall within the conservation area, the impact of such proposals upon the special character of the area will be a material consideration when assessing the application."

4.3 Although there is a Character Appraisal for St Mark's, it does not contain any wording directly material to the assessment of this application. Other than the mixture of traditional St Mark's granite and render being identified as 'harmonious' in the village, no further mention of render or stone finishes on properties is made.

5.0 REPRESENTATIONS - 5.1 Malew Parish Commissioners offered no objection on 04.08.2016.

6.0 ASSESSMENT - 6.1 The key issue to consider in the assessment of this planning application would be the impact the change would have on the character and appearance of the Conservation Area. - 6.2 At the pre-application stage, the Conservation Officer's view were sought. He indicated informally that a number of buildings in St Mark's are rendered and, as a basic premise, rural buildings on the Island tended to be rendered / limewashed, and that it would be entirely within character to render such a house as Victoria Cottage. - 6.3 In the absence of any view to the contrary, it is accordingly concluded that the proposal is acceptable, and in fact - despite the loss of stone from the streetscene - actually represents an enhancement to the character and appearance of the Conservation Area, in accordance with EP35. It is therefore recommended that the application be approved.

7.0 INTERESTED PERSON STATUS - 7.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:

• o The applicant, or if there is one, the applicant's agent;
• o The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested, and
• o The local authority in whose district the land the subject of the application is situated.

With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.

Recommendation Recommended Decision: Permitted

Date of Recommendation: 10.08.2016

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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

The development hereby approved relates to the Site Plan, Location Plan and pair of photographs, all date-stamped as having been received 30th June 2016.

I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date: 15.08.2016 Determining officer

Signed : S CORLETT Sarah Corlett Senior Planning Officer

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