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Application No.: 19/00372/CON Applicant: Mr Kieran Brown & Miss Amy Duncan Proposal: Registered Building consent for the demolition elements relating the application 19/00371/B Site Address: Clove Cottage Main Road Kirk Michael Isle of Man IM6 2HG Principal Planner: Miss S E Corlett Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 30.05.2019 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions C 1. The works hereby granted registered building consent shall be begun before the expiration of four years from the date of this consent.
Reason: To comply with paragraph 2(2)(a) of schedule 3 of the Town and Country Planning Act 1999 and to avoid the accumulation of unimplemented registered building consents.
Plans/Drawings/Information: This decision relates to drawing 1458.1 received on 28th March, 2019. _______________________________________________________________
Additional Persons none _____________________________________________________________________________ Officer’s Report THE SITE
1.1 The site is the residential curtilage of an existing dwelling, Clove Cottage which is a detached dwelling which sits on the eastern side of the main road through Kirk Michael, the A3, opposite Park View Methodist Church hall which is used as a nursery and for recreational activities, together with a number of private dwellings.
1.2 The application property was once a traditional Manx cottage which sits at right angles to the road with its gable flush with the highway. Its front faces north and its southern elevation, which contains a number of windows, abuts the southern boundary of the property, bounding the curtilage of Whitehouse Farm. - 1.3 The property still has some traditional characteristics such as substantial chimneys, a flat roofed porch in the centre of the main part of the northern elevation and a pitched, slate-like roof although the property has been modified through the enlargement of the windows and the installation of plastic framed casements, the re-finishing of the roof in fibre cement tiles and the addition of an annex on the eastern side and a flat roofed link to a single garage to the north of the main unit. - 1.4 The garage has an internal area of 2.7m by 5m and in front of this is a straight driveway which has an area of 2.8 by 8.4m - sufficient to accommodate a single vehicle without space for the turning of a vehicle which will have to enter or exit the property in a forward gear, but not both. THE PROPOSAL
2.1 Proposed is the widening of the access to 2.8m, the expansion of the hard standing to accommodate two cars and some manoeuvring space, the extension of the eastern side of the dwelling, the removal of the garage and link and their replacement with a new garage and link which has two storeys of accommodation and the same ridge height as the new extension which is slightly, 200mm lower than the main ridge. - 2.2 Registered Building consent is required for demolition within a Conservation Area. The proposal involves the demolition of the garage and the link. PLANNING POLICY
3.1 The site lies within an area designated on the Kirk Michael Local Plan of 1994 as Predominantly Residential. The site also lies within the village Conservation Area which includes not only the roadside houses but also Whitehouse Farm to the rear. - 3.2 The development must therefore accord with the following Strategic Plan Environment Policies 35 and 39:
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.
Environment Policy 39: The general presumption will be in favour of retaining buildings which make a positive contribution to the character or appearance of the Conservation Area.
3.3 EP35 and EP39 echoes the provisions of Planning Policy Statement 1/01 - Conservation of the Historic Environment of the Isle of Man. PLANNING HISTORY
4.1 The site has been subject to applications for alterations to the house, none of which is considered relevant to the consideration of the current application. REPRESENTATIONS - 5.1 Michael Commissioners have no objection (01.05.19).
5.2 Highway Services have no highway interest in the application (16.04.19). ASSESSMENT
6.1 The issues in this case are whether the demolition works would have any adverse impact on the character or appearance of the Conservation Area.
6.2 Neither of the structures which are to be demolished are of historical or architectural interest or merit and their removal would not harm the character or appearance of the Conservation Area, regardless of whether the proposed new development takes its place. CONCLUSION - 7.1 The works are considered to be in accordance with the relevant policies and the application is supported. INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Registered Buildings) Regulations 2013, the following are automatically interested persons:
I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted Date : 30.05.2019 Determining officer
Signed : S BUTLER Stephen Butler Head of Development Management
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