Planning Inspector Report Extract

• The proposal has the potential to remove these inappropriate buildings from the site, and to replace them with a more appropriate new dwelling.
• The principle of a residential use of site A is acceptable.

Impact on Visual amenities of the RBs

• The applicant has indicated that the proposed new dwelling would be in keeping with the adjacent properties.
• It is indicated that the RB curtilage includes the land around both 'Old School House' and 'St Stephens Church \& Hall'.
• The notice of proposals to 'Register a Building' it included the 'St Stephens Church and former School together with the curtilages.
• However, the attached plan and the subsequent RB approval (24th April 1998) did not include the curtilage of the site.
• Accordingly, the RB documents only include the buildings themselves and do not include the land around or any parts of the application sites.
• RBC is therefore not required now or in the future for any proposed developments within the curtilages of the RBs.
• It is still necessary to consider the potential impact upon the RBs and the character and quality of the setting around them.
• It is key that any dwelling should be in keeping with the character, appearance and finish of the St Stephens Church \& Hall.
• This can be achieved for example by a new building matching the RB in terms of proportion, design, finish and form.
• This could result in public views making it appear as an 'extension' to St Stephens Church \& Hall rather than a totally separate dwelling.
• Other design options would also be available.
• The Reserved Matters application would need to demonstrate that any chosen design did not adversely effect the character and quality of the RBs.
• If the design was unacceptable and detrimental to the RBs, PBCD would still be in a position to refuse the proposal.
• A dwelling on this site could be designed to take account of the existing RBs without adversely affecting their character and appearance.

Impact on character and appearance of the street scene

• A dwelling could be erected on the site which would be of benefit to the character and appearance of the street scene.
• The five trees along the road side frontage have a tree felling license and have been removed.
• This has been beneficial, given that they screened Old School House.
• Their removal opens up the area fronting the building and results in the building being more apparent.
• The surrounding area is characterised by much larger mature trees.
• The loss of the frontage trees has not had a detrimental impact on the visual amenities of the street scene.

Highway issues and parking provision

• Both the new dwelling and the existing dwelling provide two off road parking spaces with adequate turning provision.
• Accordingly, the proposal causes no concern in relation to these points.
• Submitted drawings indicate visibility splays of $2 \mathrm{~m} \times 54 \mathrm{~m}$ in both directions and $2.4 \mathrm{~m} \times 54 \mathrm{~m}$ in both directions.
• The plans indicate that visibility in an easterly direction can be achieved, albeit that it does go over land outside the applicant's control.

• This can normally cause concern as a condition attached requiring ' $X$ ' visibility needs to be achieved and retained.
• If the applicants do not control the land, there is the risk that the owner could plant landscaping which blocks visibility.
• This is unlikely to occur. The frontage is made up of a wall no higher than 1.05 m and the area provides visibility for the users of the church and hall.
• If the church planted or allowed landscaping to grow above 1.05 metres in height, they would affect their own visibility.
• This will improve visibility for the users of St Stephens Church Hall in a westerly direction, beneficial to all.
• Lowering of the pillars (separate pedestrian and vehicular accesses) fronting the Old School House, will also ensure visibility is achieved.
• It is considered these would be more in keeping, given the height of some of the church pillars are lower.
• The character of the pillars would be retained whilst still providing visibility.
• The hedgerow which ran along the frontage of the original Old School House has been removed.
• Overall, it is considered the access arrangement would be acceptable and therefore that the proposal complies with GP2 of the IOMSP.

2. Appeal B: Site B

Principle of Development

• The applicant has indicated that the proposed new dwelling would be in keeping with the adjacent properties.
• The site is designated for residential development; therefore the principle of residential development is acceptable.

Impact on Visual amenities of RBs

• See above re RB curtilage(s) and 'Notice of Proposal to Register a Building'.
• Any dwelling should be in keeping with the character, appearance and finish of the Old School House which is a RB.
• A traditional dwelling of either similar or identical form to the former school house would again be appropriate on this site.
• Any detailed design will need to consider the proportion, form, siting, size and finishes and ideally should replicate all aspects of the original RB.
• The external finishes should be in Manx stone, especially the front elevation, with brick detailing and the roof should be finished in natural slate.
• The windows are considered an important feature of the dwelling and again should replicate the windows of the former school house.
• All deigns matters should also be incorporated into any detailed design. Such matters could be added as conditions to any approval.

Potential impact on character of street scene

• An appropriately designed dwelling could be erected which would be of benefit to the character and appearance of the street scene.
• See Appeal A Site A above regarding tree removal.

Highway issues and Parking

• In terms of parking provision the new dwelling and the existing dwelling both require two off road parking spaces associated with each property.
• This can easily be achieved on the site, with both having adequate turning provision to enable any vehicle to exit onto Main Road in a forwards gear.
• Accordingly, the proposal from this respect causes no concern.