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| Application No.: | 13/91007/B |
| Applicant: | Mrs Constance Mary Astall |
| Proposal: | Alterations to existing porch |
| Site Address: | Victoria Cottage St Marks Ballasalla Isle Of Man IM9 3AH |
1.1 The application site represents the residential curtilage of Victoria Cottage, a stone-faced two storey detached cottage with traditional proportions and appearance located on the eastern side of the A26 St. Mark's Road, in the centre of St. Mark's opposite the southern end of the triangle in which sits St. Mark's Church. The application site is within the St Mark's Conservation Area.
2.1 The planning application seeks the approval for the repositioning of the front door to the side elevation of the existing front porch with the installation of the window to the front elevation of the porch.
2.2 The door would be finished in oak and the replaced window would be installed in the front elevation of the porch with the existing opening beneath the cill finished to match the existing.
3.1 The planning application has been subject to six previous planning applications, all of which are considered materially relevant to the assessment of this current planning application given the level and nature of development proposed:
PA 08/00194/B: Installation of replacement windows to front elevation. This previous planning application was permitted. PA 08/00193/B: Installation of single garage door and replacement front door. This previous planning application was permitted. PA 08/00166/B: Erection of a replacement conservatory. This previous planning application was permitted.
PA 05/01902/B: Installation of uPVC sliding sash windows to replace existing to front elevation. This previous planning application was refused on the grounds that the property is located
| Case Officer: | Miss Melissa McKnight |
| Photo Taken: | |
| Site Visit: | |
| Expected Decision Level: | Officer Delegation |
within a Conservation Area where the Department would generally prefer that existing traditional features such as windows and doors, are retained and refurbished rather than replaced with non-traditional materials or styles (Planning Circular 1/98). The Planning Committee is not satisfied in this case that the existing windows cannot be refurbished and as such are not satisfied that the proposal to introduce plastic framed windows, albeit in the correct opening style but lacking the horns which are presently part of the existing fenestration, would be acceptable.
PA 02/00602/B: Installation of replacement windows to front of dwelling. This previous planning application was refused on the grounds that the proposed casement windows, by reason of their method of opening, would detract from the character and appearance of the dwelling within the Village, which is a proposed Conservation Area and be contrary to the provisions of Planning Circular 1/98.
PA 94/00233/B: Construction of conservatory. This previous planning application was permitted.
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. 4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered specifically material to the assessment of this current planning application:
Environmental Policy 35 states: "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." 4.3 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 policy that is
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, will be a material consideration when assessing the application.
Where a development is proposed for land which, although not within the boundaries of the conservation area, would affect its context or setting, or views into or out of the area; such issues should be given special consideration where the character or appearance of a conservation area may be affected." 4.4 Planning Circular 3/91: GUIDE TO THE DESIGN OF RESIDENTIAL DEVELOPMENT IN THE COUNTRYSIDE sets out the polices to guide and assist on suitable ways to design and construct residential buildings in rural areas. Planning Circular 3/91 is considered relevant as the application site is considered to be traditional in form, located in the countryside and involves an alteration to a main element of the dwelling. There are three policies within Planning Circular 3/91 that are considered materially relevant to the assessment of this current planning application:
POLICY 1 sates:
"The removal or replacement of traditional elements including materials, windows or external works will generally not be acceptable. Work to buildings which date before 1920 should as far as practicable retain the original materials and form of the building."
POLICY 5 states: "Doors and windows together with their size and relationship with each other and the wall face should follow traditional rural forms."
POLICY 7 states: "Existing features are an essential part of the rural scene. New work should follow and respect successful past patterns."
5.1 The Department of Infrastructure Highways Division have no objection to the current planning application.
6.1 The key issue to consider in the assessment of this planning application would be the impact of the repositioning of the door and window on the appearance of the main dwelling and Conservation Area. 6.2 St Mark's is a largely unspoilt Manx hamlet with what is generally considered to be a most unusual grouping of properties on the Island. It is recognised that the concept of an historic area depends on much more than the quality of individual buildings. The buildings within St Mark's contribute to the value of its character as a grouping as they form a part of the linear footprint of the hamlet that has remained virtually unchanged for almost as long as records exist. 6.3 The buildings of St Mark's are of a modest cottage scale and are vernacular in appearance. Residential properties have the typical solid, well-balanced Manx characteristics with a centralised front entrance door and windows to either side and above. They have substantial chimneys on the gable walls and clipped eves. 6.4 The proportion and form of the main body of the application site dwelling is traditional and comprises a regular window fenestration. There have been modern extensions added such as the two side elevations. In addition, whilst the porch also appears as a modern addition to the property this does add to the traditional proportion and form of the dwelling. There are also a number of properties within the locality that have this porch feature with the door facing the highway. 6.5 Under this scheme, the proposal comprises the removal of the existing centrally placed door to be installed on the northern side elevation of the porch. Overall, this proposal is considered to upset the existing character of the traditional dwelling. The porches with the front door centrally placed facing the highway is a traditional feature of the properties within the locality. After consultation with the Conservation Officer, who has viewed the plans, has stated the removal of this element would be considered to be out of keeping and at odds with the existing dwellings within the locality. Therefore, the proposal is considered to neither preserve nor enhance the character and quality of the Conservation Area and would harm the existing traditional and vernacular appearance of Victoria Cottage. 6.6 The applicant has stated that the existing front door is almost unusable due to the proximity of the door with the main road. The existing door is sited 2.5 metres from the A26 which has a speed limit of 30 mph past the application site. Whilst the current situation is not ideal there is existing access into the dwelling from the attached garage on the northern
elevation and via the rear of the property. In addition there is access from the north of the property to the existing porch via a garden path from the existing area of hardstanding/garden which would not result in any persons having to use the road as a sole means of access to the property. Therefore, it is considered unreasonable to take away a traditional feature such as the front facing door when there are additional existing viable access points along with an existing safe means of access to the front porch.
7.1 Overall it is concluded that the planning application does not accord to the provisions set out in Environment Policy 35 of the Isle of Man Strategic Plan 2007, Policy CA/2 of Planning Policy Statement 1/01 and Policy 1, 5 and 7 of Planning Circular 3/91. 7.2 It is recommended that the planning application be refused.
8.1 The local authority, Malew Parish Commissioners, is by virtue of the Town and Country Planning (Development Procedure) (No. 2) Order 2013, paragraph 6 (4)(e), considered "interested persons" and as such should be afforded party status. 8.2 The Highway Authority is granted interested party status under the Town and Country Planning (Development Procedure) Order 2013 paragraph 6 (4) (d).
Recommended Decision: Refused
Date of 30.09.2013
Recommendation:
The application property is located within a Conservation Area and is considered to be of traditional form and therefore it is imperative that existing traditional features are retained. The removal of the front facing door to be installed on the northern elevation of the existing porch is considered to upset the traditional vernacular form of the main dwellinghouse which in turn would have a detrimental impact on the character and quality of St Mark's Conservation Area contrary to Environment Policy 35 of the Isle of Man Strategic Plan and Planning Policy 1/01 and Planning Circular 3/91.
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: Refused Date: ..................................
Determining officer (delete as appropriate)
Signed : ................................................. Signed: ................................................. Signed: ................................................. Sarah Corlett ................................................. Senior Planning Officer .......................................... Signed: ................................................. Signed: ................................................. Michael Gallagher ................................................. Jennifer Chance ................................................. Director of Planning and Building Control .......................................... Development Control Manager ..........................................
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