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Application No.: 19/01178/B Applicant: Mr Paul Walker Proposal: Alterations and remodelling of existing dwelling Site Address: Grenaby House Foxdale Road Ballasalla Isle Of Man IM9 3DR Principal Planner: Miss S E Corlett Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 10.02.2020 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions
Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
Reason: to ensure that the development has a satisfactory impact on the character of the countryside.
Reason: the windows form an important part of the character of the proposed scheme and it should not be possible to change them without planning approval.
Plans/Drawings/Information;
This decision relates to drawings 01, 02, the first floor plan and site plan all received on 24.10.19 and the ground floor plan side (east elevation), rear (north) elevation, front (south) elevation and side (west) elevation all received on 17th January, 2020.
Additional Persons None _____________________________________________________________________________ Officer’s Report THE SITE
1.1 The site is the curtilage of an existing dwelling which sits on the corner of the A3 Foxdale Road and the B41 Grenaby Road. The property is a relatively modern one which has a dormer bungalow at its core with various extensions, some taller, some shorter than the main part, all finished in light coloured tiles and white painted render. The property sits in 0.6 ha of residential grounds, mostly lawns surrounded by trees and shrubs and is clearly visible from both the A3 and the Grenaby Road. The curtilage as shown here is the same as that in the previous two applications and includes the access driveway and two large pieces of grassed paddock/garden on each side. THE PROPOSAL - 2.1 Proposed are alterations and extensions to the dwelling, retaining some of all of the existing elevations but significantly changing the appearance and character of the property towards a more traditional style but not quite following the traditional proportions or window pattern.
2.2 The basic footprint of the building will remain but with a full floor of first floor accommodation arranged within stone clad walls and under a slated roof. The length of the front and rear elevations, at 17.5m long is beyond the 11m frontage of a traditional cottage and that of the larger quarterland farms and the windows are mostly either square or horizontally proportioned. A timber framed porch is to be added to the front in place of the existing, smaller one. There is a single chimney proposed which sits off the ridge on the left hand side of the principal elevation. - 2.3 The applicant explains that in their view the property has no architectural merit nor is in keeping with its location in the countryside. - 2.4 Following suggestions from the Planning Officer, the scheme has been amended where the proposed windows create a more traditional feel through the internal subdivision of the wider apertures into smaller sections and a more consistent style of fenestration throughout the property.
3.1 The site lies within an area which is not designated for development on the Area Plan for the South (2013) and within an area of Incised Slopes on the draft Landscape Character Appraisal where the following advice is provided:
Ballamodha, Earystane and St Marks (D14) The overall strategy is to conserve and enhance the character, quality and distinctiveness of the area, with its wooded valley bottoms, its strong geometric field pattern delineated by Manx hedges, its numerous traditional buildings and its network of small roads and lanes. The strategy should also include the restoration of landscapes disturbed by former mining activities.
Key Views Distant views prevented at times by dense woodland in river valleys and by the cumulative screening effect of hedgerow trees, which tend to create wooded horizons.
Open and panoramic views out to sea from the higher areas on the upper western parts of the area where there are few trees to interrupt views.
3.2 Implications of this designation are:
i. To protect and enhance the identity of Ballasalla by conserving the rural character of the adjacent landscape.
3.3 The Strategic Plan presumes against development in such areas as set out in General Policy 3 and Environment Policies 1 and 2 (the site lies within an area of High Landscape Value and Scenic Significance on the 1982 Development Plan Order) where the protection of the character of the countryside is of significant importance. Provision is made for the alteration and extension of existing properties in the countryside in Housing Policies 15 and 16, the former dealing with traditionally styled dwellings and the latter with non-traditional dwellings and those of poor form. - 3.4 The existing is certainly not traditional and as such, HP16 is the appropriate policy and this states:
Housing Policy 16: The extension of non-traditional dwellings or those of poor or inappropriate form will not generally be permitted where this would increase the impact of the building as viewed by the public.
4.1 Previous applications have allowed the creation of a new access (17/00570/B) closer to the junction and applications prior to that have permitted various alterations and erection of garaging. REPRESENTATIONS - 5.1 Malew Parish Commissioners have no objection (04.12.19).
5.2 Highway Services do not object (14.11.19). ASSESSMENT - 6.1 The key issue here is whether the alterations increase the visual impact of the property as viewed by the public.
6.2 The character of the existing dwelling is mixed in that the building itself has a variety of facades, heights, roof slopes and styles but sits within a sizeable curtilage which could be expected to accommodate a grander property than it presently does. What is proposed is perhaps more in keeping with the character of the site.
6.3 Whilst it would be around 0.5m higher than the highest part of the existing building, it would have consistency and a uniform style and the stone facing would reduce its impact in the landscape from the existing white painted render. The slate roof and stone would bring a more traditional character to the building which is more in keeping with the surrounding properties - Silverdale House and Merrywood which are relatively new dwellings but built in a traditional style. - 6.4 The initial fenestration was a little disappointing given the otherwise traditional character of the work but as amended the windows work well to help create an overall improvement even if the building is taller and larger in mass at first floor level.
6.5 The test in a case like this is whether the works would result in an increased visual impact as viewed by the public and given the materials, it is considered that there would not be an increase in the impact and what would be seen would be more attractive. - 6.6 It is important to have a sample of the proposed stone cladding to ensure that the facades are appropriate: some stone cladding can look very artificial and have a tone which is inappropriate in the Manx countryside as well as a condition which controls the type of windows installed such that the original modern ones are not reinstated which would undermine the otherwise traditional character of the property.
7.1 The application is considered to accord with the relevant policies and is supported. INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 Article 6(4), 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.
Decision Made : Permitted Date : 18.02.2020 Determining officer Signed : J CHANCE Jennifer Chance Director of Planning and Building Control
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