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Case Officer: Miss S E Corlett Photo Taken: Site Visit: Expected Decision Level: Officer Delegation
1.1 The site is the residential curtilage of an existing property located on the Main Road in Kirk Michael between the entrance to Whitehouse Farm and the entrance to Cannan Court elderly persons' complex. The site accommodates Laburnum Cottage, a relatively traditional property which has its gable to the highway and fronts onto a short lane which leads to Mountain View, a dwelling to the rear of the application site. Attached to the main dwelling is a shorter rear annex beside which is a mono-pitch roofed timber clad structure which abuts and is internally linked to the main house.
2.1 Proposed is a series of changes to the building: these include works which were previously approved but have not yet been undertaken (PA 12/00084) - blocking up a door on the timber clad annex, installation of a lantern light above the existing flat roofed annex behind the main dwelling alongside the road, the installation of a solar collector on top of the annex on the other side of the rear extension of the main dwelling, the installation of three solar tubes on the rear main pitch and the installation of a further two over the side annex one in place of a previously approved rooflight, the introduction of a low wall in front of the timber clad annex and the replacement of a new timber gate between the timber clad annex and the main dwelling.
2.2 Also proposed now are further changes: the removal of the existing square bay window on the front of the timber clad annex and its replacement with a flat window to match that approved alongside, the rendering of the front wall of the timber clad annex to match the finish on the remainder of the dwelling, the replacement of the monopitch roof under the proposed solar collector with a flat roof.
2.3 During pre-application discussion it was suggested that a better architectural solution could be to demolish and rebuild the timber clad annex. However the applicant is not in a position to do this and it was felt by them that the works now proposed represent an improvement on the existing property.
3.1 The site lies within an area designated on the Kirk Michael Local Plan of 1994 as Residential/Retail. As such, the following Strategic Plan policy is applicable:
| Application No.: | 13/90934/B |
| Applicant: | Stephen Hind |
| Proposal: | Replacement of timber cladding with render, window alterations including removal of bay window, replacement of rear pitched roof with flat roof and installation of sun pipes |
| Site Address: | Laburnum Cottage Main Road Kirk Michael Isle Of Man IM6 1EA |
"Development which is in accordance with the land use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development: a) is in accordance with the design brief in the Area Plan where there is such a brief; b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the space around them; c) does not affect adversely the character of the surrounding landscape or townscape; d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; e) does not affect adversely public views of the sea; f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; g) does not affect adversely the amenity of local residents or the character of the locality; h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; i) does not have an adverse effect on road safety or traffic flows on the local highways; j) can be provided with all necessary services; k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and n) is designed having due regard to best practice in reducing energy consumption."
4.1 Planning permission was granted for a series of alterations, some of which are included in this application, under PA 12/00084.
5.1 There are no representations on the file at the time of writing.
6.1 The proposed development will alter the appearance of the property, particularly the timber clad annex but generally these changes will either have a neutral impact or will marginally improve the appearance of the buildings by the introduction of a uniform finish which may reduce the impact of the existing annex. 6.2 As such the application is considered to comply with the provisions of GP2 and the application is recommended for approval.
7.1 The local authority, Michael Commissioners are, 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.
Recommended Decision: Permitted
Date of 09.09.2013
Recommendation:
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
This approval relates to the alterations and additions shown in drawings and 06 A all received on 2nd August, 2013 and the development must be undertaken in accordance with these drawings.
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 : Permitted Date :
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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