Ballamenagh Cottage Handleys Corner Kirk Michael Isle Of Man IM6 1AY
Case Officer:
Miss Melissa McKnight
Photo Taken:
05.01.2012
Site Visit:
05.01.2012
Expected Decision Level:
Officer Delegation
The Application Site
The application site is the residential curtilage of 'Ballamenagh Cottage', a single storey, detached dwelling directly above Handleys Corner, Kirk Michael.
The property is located on the eastern side of the A3 and is elevated above road level. There are a number of outbuildings on the site and there is parking available for more than three vehicles. The application site is accessed via a track off the A3.
The Proposal
The proposal comprises the erection of a storm porch on to the rear of the dwelling.
The planning application seeks approval for the construction of a storm porch, measuring approximately 3 x 3.5 x 3.35m (10.5sqm), to the south west elevation of the existing dwelling to be finished in smooth render and painted white to match the existing. The south west elevation of the property receives the worst impact of bad weather conditions and has caused the existing patio doors of the dining room to become severely damaged and in some cases to fly off from the hinges. The ridge of the roof of the proposed storm porch will be finished in blue/grey slates to match that of the existing dwelling and is to coincide with the existing annex roof line. The south west elevation of the porch is to have a fixed pane, side opening casement window measuring approximately 2.5 x 1m.
Planning History
The application site has been subject of a number of previous planning applications, three of which are considered specifically material to this planning application:
PA 09/00465/B: Installation of window to replace approved door and window on side elevation. This previous planning application was permitted.
PA 08/02032/B: Erection of an extension. This application comprised the taking down of existing single leaf annex on side of property and re-building on same side. This previous planning application was permitted.
PA 08/01379/B: Alterations and extensions. This application comprised the taking down of the existing conservatory and re-building on the same site an extension to the kitchen and to build a single storey extension on the rear of the cottage. This previous planning application was permitted.
Planning Policy
The application site is not designated for any site specific purpose but is located within an area of land that is classified as being of high landscape or coastal value and scenic significance under the 1982 Isle of Man Development Plan.
In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains two policies that are considered specifically material to the assessment of this current planning application:
Environment Policy 2 states:
"The present system of landscape classification of Areas of High Landscape or Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that:
a) the development would not harm the character and quality of the landscape; or b) the location for the development is essential."
Housing Policy 15 states:
"The extension or alteration of existing traditionally styled properties in the countryside will normally only be approved where these respect the proportion, form and appearance of the existing property. Only exceptionally will permission be granted for extensions which measure more than 50% of the existing building in terms of floor space (measured externally)."
Representations
Michael Commissioners have no objections to the planning application.
Assessment
It is regarded that the level of development contained within the proposal is relatively modest and does not have an adverse impact on adjacent property or the character and quality of the landscape. The nearest neighbouring property is 'The Smithy', approximately 40m east of 'Ballamenagh Cottage' on the western side of the A3, adjacent to Handleys corner. Given the height of 'Ballamenagh Cottage' from the highway and the significant screening of trees from 'The Smithy' it is judged that there are no adverse impacts on the private amenity and loss of privacy towards 'The Smithy' from the proposed development.
The proposed storm porch is deemed not to be a dominant feature of the dwelling and is considered to respect the form and appearance of the existing dwelling. The south west elevation is visible from the highway heading towards Kirk Michael, yet given the position and scale of the proposal it is again considered not to cause any undue impacts on public and private amenity as the proposed storm porch does not unduly harm the visual amenities from the highway.
In terms of assessing the proposal against Environment Policy 2, the development is deemed not to harm the character and quality of the landscape given the scale and siting of the storm porch. As regards to Housing Policy 15 the proposed storm porch is well below 50% of the existing dwelling. It is therefore considered that the planning application is in accordance with Environment Policy 2 and Housing Policy 15 of the Isle of Man Strategic Plan 2007.
Recommendation
It is recommended that the planning application be permitted.
Party Status
The local authority, Michael Commissioners, is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5)(d), considered "interested persons" and as such should be afforded party status.
Recommendation
Recommended Decision: Permitted
Date of Recommendation: 20.01.2012
Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
: Notes attached to refusals
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This approval relates to drawing number MB/1/11 date stamped 19th December 2011.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.
Decision Made : PermittedDate : 20.11.12
Determining officer (delete as appropriate)
Signed : _________________________ Anthony Holmes Senior Planning Officer
Signed : _________________________ Michael Gallagher Director of Planning and Building Control
Signed : _________________________ Sarah Corlett Senior Planning Officer
Signed : _________________________ Jennifer Chance Development Control Manager
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