Planning Officer Report Recommendation

Officer's Report

Application No.:	12/00476/B
Applicant:	Ms Faye Moffett & Ms Lily Mo
Proposal:	Demolition of existing rear extension and erection of a replacement two storey extension including erection of detached double garage
Site Address:	Thie Y Chleree
Maughold
Isle Of Man
IM7 1AS

Case Officer :	Miss S E Corlett
Photo Taken :
Site Visit :	14.04.2012
Expected Decision Level :	Officer Delegation

The Site

1. The site is the residential curtilage of an existing dwelling, Thie ny Chleree which sits to the north of the grass triangle to the west of the entrance to Maughold Church. The house sits over 20m from the carriageway and there is a lane which runs north, to the west of the site, which leads to public conveniences and private garaging.

1. As viewed from the front, the dwelling is a traditional dwelling which has a characteristic and unusual two story front projection with a castellated flat top with a single sliding sash window in each floor, matching those in the main house frontage. This frontage is prominent in the streetsceene. Further to the rear the property has been re-modelled and extended with a large pitched roofed annex running parallel with the main ridge but longer than this and separated therefrom by a pitched roofed link. The original house has a depth of 5.3m: the whole dwelling has a depth of 14m. The length of the site is around 64m with the widest part at the northern, top end.

1. The property is clearly visible from the main road at the front of the property, as well as from the lane to the west and from the footpath which runs around the perimeter of the church, around 39m to the east of the site.

The Proposal

1. Proposed is the demolition of a significant part of the later rear extension and its replacement with new fabric. The overall increase in floor area is 19%. The fabric which is to be demolished was added in 1991 (PA 91/0157) which was a replacement/alteration of fabric which was already in place and clearly not original as the extensions at the rear had flat roofs at two and single storey levels. The 1991 approval added more fabric at first floor level and added more height in the form of the pitched roofing but did not add to the floor area.

1. Now proposed is the removal of all of the later additions and the extension of the property in the form of two parallel rear extensions at right angles to the main ridge and extend to 7m on the lane side and slightly more, 11m on the east where the extension extends further out to the west in single storey form. The main extensions will have pitched roofs with chimneys which are slightly slimmer than those on the main original dwelling but reflect their proportion and form. Also proposed is the erection of a new double garage at the top end of the site. Two trees will be removed to facilitate this.

Planning Status And Policy

1. The site lies within an area designated on the Town and Country Planning (Development Plan) Order 1982 as of High Landscape Value and Scenic Significance, within an area of ecological interest and within the perimeter of the site of a scheduled Ancient Monument (St. Maughold's Church). The site is also within Maughold's Conservation Area.

1. The Town and Country Planning Act 1999 states at paragraph 19 (3) "A building to which this section applies [the section is entitled Conservation Areas] may not be demolished without the consent of the Department; and accordingly sections 15 and 16 apply to such a building as they apply to a registered building, subject to such modifications as may be prescribed by regulations." As such it is important that the fabric which is to be demolished is considered as historically important unless it can be demonstrated that it is not of such value. In this case, the fabric is much more modern than the original cottage and is not of particularly attractive or appropriate form. Were the building to be Registered, there would be no objection to the demolition of this fabric.

1. The Strategic Plan policies which should be applied to the consideration of this application are as follows:

Strategic Policy 4; "Proposals for development must: a) protect or enhance the fabric and setting of Ancient Monuments, Registered Buildings (1), Conservation Areas (2), buildings and structures within National heritage Areas and sites of archaeological interest; b) protect or enhance the landscape quality and nature conservation value or urban as well as rural areas but especially in respect to development adjacent to Areas of Special Scientific Interest and other designations; and c) not cause or lead to unacceptable environmental pollution or disturbance"

Environment Policy 1: "The countryside and its ecology will be protected for its own sake. For the purposes of this policy, the countryside comprises all land which is outside the settlements defined in Appendix 3 at A.3.6 or which is not designated for future development on an Area Plan. Development which would adversely affect the countryside will not be permitted unless there is an over-riding national need in land use planning terms which outweighs the requirement to protect these areas and for which there is no reasonable and acceptable alternative."

Environment Policy 2 states: "The present system of landscape classification of Areas of High Landscape of Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce difference categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that:

a) the development would not harm the character and quality of the landscape; or b) the location for the development is essential."

Environment Policy 35: "Within Conservation Areas, the Department will permit only development which would preserve or enhance the character of appearance of the area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development." This echoes the provision of Planning Policy Statement 1/01, policy CA/2.

Housing Policy 15: "The extension or alteration of existing traditionally styled properties in the countryside will normally only be approved where these respect the proportion form and appearance of the existing property. Only exceptionally will permission be granted for

extensions which measure more than 50% of the existing building in terms of floor space (measured externally)."

Planning History

1. As stated above, alterations and extensions were undertaken in 1991 prior to which there had already been flat roofed extensions added.

Representations

1. Maughold Parish Commissioners indicate that they do not object to the application but seek assurance that the proposal will be considered carefully to ensure that it meets the requirements for development in such a sensitive area.

Assessment

1. The property is a prominent and important one in the heart of Maughold's Conservation Area and one which has already been altered and extended in a form which is not necessarily the most sympathetic for the traditional and attractive property to which they are attached. The additional fabric which is currently attached to the dwelling has been in place for a considerable time - certainly well in excess of thirty years. The more recent extensions and alterations were undertaken well before the introduction of the Strategic Plan. As such, whilst Housing Policy 15 only refers to increases of 50% over and above the existing floor area, and whilst the Authority often considers the amount of extension over and above the original floor area, not just the existing, in this case the existing has been in place for a considerable length of time. In addition, the existing fabric is not of sympathetic form and what is proposed will be a significant improvement in terms of the design and appearance of the dwelling as a whole as well as those parts which are publicly visible.

1. The existing extensions are visible from the public highway, to the west and east. What is proposed would result in a more attractive and sympathetic than the existing in both cases and would result in a more compact and streamlined overall building mass. The Forestry Officer has indicated that the two trees to be removed to facilitate the garage development are not of sufficient aesthetic benefit to warrant refusal on this basis.

Conservation Officer'S Supplementary Report:

1. As the application site is located within the Maughold Conservation Area, designated in 1992, the relevant planning policies from the Isle of Man Strategic Plan 2007 are General Policy 2, Environment Policies 35 and Policy CA/2 Special Planning Considerations from Planning Policy Statement 1/01 (Conservation of the Historic Environment) is also considered to be relevant to determining this application.

1. 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, the impact of such proposals upon the special character of the 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."

1. That proposed is the alteration and extension to the rear of Thie y Chleree on Church Road, Maughold a prominent dwelling in the heart of the village. The proposals involve the demolition of a large part of the rear of the property, itself an extension approved in the 1990s. The existing, double piled format of the house is interesting, but not of sufficient note to cause concern over its loss. Initially at least, the proposals appear to be a substantial

increase to the existing, but the removal of the earlier double piled extension leads to a floor area increase of some 19% as calculated by the Planning Officer, not in itself an issue.

1. The proposals utilise relatively traditional forms, materials and details in terms of 'double piling' the extensions, slate covered pitched roofs, chimney stacks, painted render and sash windows to seek to integrate with the vernacular of both the existing house and the immediate village setting.

1. The main impact of the proposals will be as seen from the east and the west. Both are elevations that will be seen from public thoroughfares, whether accessing the public toilets to the west of the site, or Maughold Head to the east.

1. The existing eastern elevation is of little merit and that proposed, with its modelling of the mass, fenestration and detailing are considered to be an improvement over the existing and are therefore acceptable.

1. The proposed western elevation will be set back further from the public highway than the existing elevation, resulting in a low wall to the rear of the property forming the boundary. This setting back should result in a reduction of the visual impact of the proposals to the rear as viewed from the open area, in front of The Old Vicarage. That said, the proposed elevation is actable in terms of its mass etc.

1. In conclusion, that proposed is considered to respect the character of the village setting and the wider Conservation Area within which it sits and is therefore considered to comply with policies 35 and CA/2.

Party Status

1. The local authority, Maughold Parish 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.

1. The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.

1. Area Forester - North, DEFA not afforded party status.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 11.05.2012

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

• : Notes attached to refusals

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 alterations and extensions and erection of a garage, all as shown in drawings P10-01, P10-02, P10-03, P10-04, P10-05 and P12-01 all received on 27th March, 2012.

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 : Permitted Date : 14/5/12

Determining officer (delete as appropriate)

Signed : G. Mann Anthony Holmes Senior Planning Officer

Signed : Michael Gallagher Director of Planning and Building Control

Signed : Sarah Corlett Senior Planning Officer

Signed : Jennifer Chance Development Control Manager