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The site is the curtilage of an existing residential property situated on the northern side of the Howe Road (A31) which leads from Port St. Mary to Cregneash and the Calf Sound.
The property is a traditional Manx cottage which has been altered through the addition of a front porch which extends across the left hand side two thirds of the frontage and the addition of a garage to the left of this. The porch extends right out to the kerbside wall and the frame sits on the front boundary wall. The garage has a lean-to roof but this has been built up on the front elevation to match the garage alongside and has a flat roof. Otherwise the property retains its original vertically proportioned windows and substantial chimney stacks.
The site lies within an area designated as High Landscape Value and Scenic Significance on the Town and Country Planning (Development Plan) Order 1982 and land which is not designated for development and within an area of Coastal Cliffs on the draft Southern Area Plan where the following advice is provided:
"The overall strategy is to conserve the strong sense of openness of this rugged area its expansive and dramatic views and to conserve the setting of the numerous archaeological features including Cregneash village and the surrounding traditional field pattern as well as the wartime structures of Meayll Hill". Key views include "Dramatic views of rising uplands to the north and across Port St, Mary Bay to the north east. Dramatic views across the Sound to the Calf of Man. Panoramic, open views across the peninsula and extensive panoramic, open views across ever-changing sea and sky engulfing the character area on three sides".
Proposed now are changes to the porch. Unfortunately these are not significant changes and the window pattern and general form are to be retained, despite a pre-application suggestion that the property would benefit from the removal of the porch and erection of something more sympathetic. The porch is to be extended and a verandah type structure added to the remainder of the frontage. The existing curved boundary wall is to be modified to increase the pedestrian access.
Following discussions with the applicant, the proposal has been modified slightly to add glazing bars and increase the number of lights within the extended porch. This has been circulated to the local authority.
Whilst the site is not designated for development, the site clearly has an established use as residential and as such, it is considered appropriate that General Policy 2 is applied to the site:
"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."
Planning permission was sought for the construction of the sun lounge/porch and the removal of the chimney stack under PA 84/0431.
Rushen Parish Commissioners indicate that they do not oppose the application
The Isle of Man Water and Sewerage Authority seek a condition which requires that no surface water is discharged to the main foul sewer. The application states that water will be discharged to the existing gully system which does not involve the foul sewer.
The existing porch is an existing non-traditional prominent feature on the front elevation and although it is to be extended, this is only a small extension and this will not significantly affect the appearance or character of the property any more than it is already affected by the existing porch. The sunroom/porch is, apparently used well by the occupants and they very much appreciate the view and light available therefrom.
As such, it is considered that the proposal is acceptable.
The local authority, Rushen Commissioners are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status.
The Isle of Man Water and Sewerage Authority is a statutory authority and should be afforded party status in this instance.
Recommended Decision: Permitted
Date of Recommendation: 20.06.2011
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This permission relates to the erection of a new sunroom as shown in drawings 1105/04A received on 25th May, 2011 and 1105/01, 1105/02 and 1105/03 all received on 27th April, 2011.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Senior Planning Officer.
Decision Made : Permitted Date : 21/6/14
Signed: _________________________ Michael Gallagher Director of Planning and Building Control Delete as appropriate
Signed: _________________________ Jennifer Chance Senior Planning Officer
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