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Application No.: 23/00595/B Applicant: Mrs Helen Hillier Proposal: Replacement UPVC upstairs road facing window with similar unit. Removal and replacement of existing wooden framed/glass porch with part bricked/UPVC panel, on existing footprint. Site Address: Skerries Main Road Kirk Michael Isle Of Man IM6 1ED Senior Planning Officer: Mr Jason Singleton Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 15.08.2023
C : Conditions for approval N : Notes attached to conditions C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
The proposals meet the tests of Section 18 of the Town and Country Planning Act 1999, and General Policy 2, Strategic policy 4 and Environment Policy 35 of the Isle of Man Strategic Plan 2016 as they will protect and preserve the character of the Conservation Area, and that the character of the surrounding townscape is not being adversely affected.
Plans/Drawings/Information; This decision relates to drawings and supporting information submitted on 12 May 2023. _______________________________________________________________
Additional Persons
none _____________________________________________________________________________
1.0 THE SITE - 1.1 The application site is the residential curtilage of Skerries, Main Road, Kirk Michael. The property is a two storey 'L' shaped property that sits on the corner of the Bayr Ny Balleira Road and fronts onto the highway (Main Road). The property sits within the Kirk Michael conservation area.
2.0 THE PROPOSAL - 2.1 Proposed is the removal of the timber / glazed porch on the front elevation and in its place the erection of a brick built porch on the same footprint with a pitch tiled roof to match the existing. The proposal would have a more enclosed porch with two of the three walls being masonry built and finished to match the dwelling house. - 2.2 Also proposed is the replacement window on the front elevation to the first floor and above the existing porch.
3.0 PLANNING POLICY - 3.1 In terms of local plan policy, the application site is located within an area designated as residential use under the Kirk Michael Local Plan 1994. The application site lies within the Kirk Michael Conservation Area. - 3.2 The following policies from the 2016 Strategic Plan are considered pertinent in the assessment of this application;
Strategic Policy 4a Protection of conservation areas General Policy 2 General Development Considerations (a-n) Environment Policy 35 Preserve or enhancement for Conservation Areas
3.3 Planning Circular 1/98 "Buildings in Conservation Areas" states: If the original windows are in place they should preferably be repaired. If repair is impracticable, replacement windows which would be readily visible from a public thoroughfare MUST HAVE THE SAME method of opening as the originals. Whatever the material used in their construction, the windows MUST HAVE THE SAME patterns and section of glazing bars and the same frame sections as the as the original windows. - 3.4 Planning Policy Statements: 1/01 Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man. - 3.5 TOWN AND COUNTRY PLANNING ACT 1999 S18 Designation of conservation areas;
(4) Where any area is for the time being a conservation area, special attention shall be paid to the desirability of preserving or enhancing its character or appearance in the exercise, with respect to any buildings or other land in the area, of any powers under this Act.
4.0 PLANNING HISTORY - 4.1 None.
5.0 REPRESENTATIONS - 5.1 Michael Commissioners had not commented at the time of writing.
5.2 Highways Services (14.06.23) No objection. - 6.0 ASSESSMENT The main issues to consider in the assessment of this planning application are;
6.2 Visual impact The proposed works would be considered to be minor alterations to the external appearance of the property and would be considered an acceptable proposal in principle. The replacement porch would offer a more purpose built porch on the existing footprint which would be considered more appropriate to the existing property than the existing timber porch. The proposal would be considered in keeping with those other residential properties surrounding the application site and deemed acceptable in this instance in accordance with General Policy 2 and would be in keeping with the special character of the conservation area in accordance with Ep35 and Sp4(a). - 6.3 Neighbouring amenity Given the small scale of the works that is limited to the front elevation of the property for the installation of replacement porch and window are not considered to have an adverse visual impact upon any of the adjoining neighbours through overlooking, loss of light; over bearing impact, privacy and visual amenity and would be in accordance with GP2g.
7.1 For the above reasons, it is concluded that the proposals meet the tests of Section 18 of the Town and Country Planning Act 1999, and General Policy 2, Strategic policy 4 and Environment Policy 35 of the Isle of Man Strategic Plan 2016 as they will protect and preserve the character of the Conservation Area, and that the character of the surrounding townscape is not being adversely affected. - 8.0 INTERESTED PERSON STATUS
8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:
I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.
Decision Made : Permitted Date: 25.08.2023 Determining officer
Signed : C BALMER Chris Balmer Principal Planner
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