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Application No.: 23/01241/B Applicant: Mr Adam Callister Proposal: Alterations to reinstate previous openings with new windows, alterations to existing windows/doors and also new roof lights, as well as alterations to remove existing coping stones to roof and extending the slates Site Address: Crofton Summerhill Road Jurby Isle Of Man IM7 3BR Planning Officer: Mr Paul Visigah Photo Taken: 04.12.2023 Site Visit: 04.12.2023 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 20.12.2023
C : Conditions for approval N : Notes attached to conditions
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.
This application has been recommended for approval for the following reason.
Overall, the proposed development is considered to amount to appropriate alterations to a traditional property in the countryside, without detriment to the character and appearance of the immediate street scene or wider landscape. The proposals are therefore deemed compliant with Housing Policy 16, General Policy 2, and Environment Policy 1 of the Strategic Plan (2016).
Plans/Drawings/Information; This decision relates to the submitted documents and plans date stamped and received 31 October 2023, and Correspondence from Applicant dated 11 December 2023. _______________________________________________________________
Additional Persons
It is recommended that the following organisation should not be given Interested Person Status as they are not considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 4(2):
The Isle of Man Natural History & Antiquarian Society, as they do not own or occupy property that is within 20m of the application site and the development is not automatically required to be the subject of an EIA by Appendix 5 of the Strategic Plan, in accordance with paragraph 2B of the Policy and they have not explained how the development would impact the lawful use of land owned or occupied by them and in relation to the relevant issues identified in paragraph 2C of the Policy, as is required by paragraph 2D of the Policy. _____________________________________________________________________________
1.0 THE SITE - 1.1 The application site is the residential curtilage of a traditional Manx cottage with a catslide extension on its rear elevation situated on the eastern side of Summerhill Road, Jurby. The site is a considerably large enclosed on all sides by mature landscaping comprising trees and shrubbery, with the dwelling sitting directly adjacent the highway and positioned at the southern end of the site. - 1.2 The dwelling is finished externally in Manx stone with prominent chimneys sitting on both gables. The existing windows on the front elevation are painted timber sliding sash windows, while the window to the side of the covered front porch and other elevations are timber casement windows. - 1.3 The site which is largely flat has a vehicular access which has the appearance of a filed access situated southwest of the dwelling, while the pedestrian access gate which is made of wrought iron sits just northwest of the dwelling. There are limited views to the north (rear) and south (front) elevations due to the mature landscaping which stretches across both sides of the site frontage. - 1.4 The dwelling sits isolated from the dwellings in the immediate vicinity, with the closest dwelling Kerrowkneale, Summerhill Road, Jurby situated about 300m southeast.
2.0 PROPOSAL - 2.1 Planning approval is sought for alterations to reinstate previous openings with new windows, alterations to existing windows/doors and also new roof lights, as well as alterations to remove existing coping stones to roof and extending the slates. - 2.2 The proposed works would involve:
3.3 Relevant Strategic Plan Policies:
5.1 There is no recent planning history for the site. There have been other applications in the vicinity. However, they bear no material effect on the proposed development. - 6.0 REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.
6.1 DOI Highways have no interest in the application (10 November 2023).
6.2 No comments have been received from Jurby Parish Commissioners and the neighbours. - 6.3 The Isle of Man Natural History and Antiquarian Society object to the application due to the removal of the coping stones which are a traditional feature of roofs on vernacular buildings, and are intended to help retain slates in position in windy / exposed locations. They
note that no justification for the removal of a traditional feature has been provided (28 November 2023).
7.1 The fundamental issues to consider with the current application are the potential visual impact of the works on the existing dwelling and surrounding countryside (HP15, GP2, EP1 and RDG 2021).
7.2 The site sits outside the defined settlement boundary of Jurby and within the open countryside which is not designated for development with the proposals not according with any of the exceptions set out in General Policy 3. However, Housing Policy 15 allows extensions or alterations of existing traditionally styled properties in the countryside where these respect the proportion, form and appearance of the existing property. - 7.3 With regard to the current proposal, it is considered that there would be no changes to the proportion and form of the existing dwelling on site, with the works only seeking to alter the appearance of the dwelling; some of which would be reinstating the original appearance of the dwelling. - 7.4 The proposed window change to the front elevation of the dwelling would be a like for like replacement, as the traditional timber sliding sash window would be replaced with a similar styled window. Likewise, the new windows would be similar to the existing casement windows on the elevation where they would be introduced and as such are considered to respect the appearance of the existing dwelling. Whilst the new roof lights to the rear would be new introductions, these are not considered to be out of keeping with the existing dwelling's character as they would be conservation style roof lights which are appropriate for traditional styled dwellings. Given the factors highlighted above, it is considered that the works proposed within the current scheme would respect the proportion, form and appearance of the dwelling and as such comply with Housing Policy 15 of the Strategic Plan. - 7.5 The comments made by the Isle of Man Natural History and Antiquarian Society regarding the removal of the coping stones as part of the alterations to the dwelling is noted. However, there are a number of traditional properties in the immediate vicinity (as with other parts of the islands countryside) where coping stones are no longer key features of the roof scape. It is also worth noting that the applicants have provided sufficient justification for the proposed changes which would serve to address the peculiar concerns with water ingress affecting the dwelling's fabric which needs to be protected. Besides, the resulting visual effect from the changes to remove the coping stones is not so significant as to warrant refusal of the current proposal given its minimal contributions to the character and appearance of the dwelling in its current form. - 7.6 In terms of potential impacts on the character of the surrounding countryside, it is considered that the given the nature of the works, the nature of the site area which is largely screened on all side, offering limited or no views to the proposed work areas from pubic vantage points outside the site, it is not considered that the works would result in detrimental
8.1 The proposed development is considered to amount to appropriate alterations to a traditional property in the countryside, without detriment to proportion, form and appearance of the existing property, or the character and appearance of the immediate street scene or wider landscape. The proposals are therefore deemed compliant with Housing Policies 15, General Policy 2, and Environment Policy 1 of the Strategic Plan (2016). The application is therefore recommended for approval. - 9.0 INTERESTED PERSON STATUS
9.1 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 the Director of Planning and Building Control 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 : 21.12.2023 Determining officer Signed : J CHANCE Jennifer Chance Director of Planning and Building Control
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