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Application No.: 10/01455/B Applicant: Greenland Construction Ltd Proposal: Demolition of Church Hall and erection of dwelling (comprising amendment to PA 09/01170B) Site Address: Methodist Church Hall Glen Maye Isle Of Man IM5 3AZ ### Considerations Case Officer : Mr Steve Stanley Expected Decision Level: Yes Senior Planning Officer ### Written Representations ### Consultations Consultee : Manx Electricity Authority Notes : see note 1 and 2 Consultee : Highways Division Notes : Do not oppose Consultee : Patrick Commissioners Notes : defer till 8th November 2010 10.11.10 - oppose
The site relates to the curtilage of what was a vacant church hall along with a strip of land to the rear, Main Road in Glen Maye. The site is currently being developed under the provisions of PA09/01170/B which sought approval for the demolition of the church hall and construction of a dwelling. The church hall was essentially an end-terrace building abutting the kerb at the front which had no corresponding external space. The building was single-storey with an approximate floor area of 70 sq .m . There is an access to the side of the site which serves the agricultural land to the rear of the building. This is not in the ownership of the applicant. There is no off-road parking serving the existing building.
The site is located within an area identified as being Predominantly Residential by the 1982 Development Order. The site is not within a conservation area.
The following previous application is considered relevant in the assessment and determination of this application:
07/01455/B sought approval for the conversion of existing hall into dwelling. This was refused at appeal for the following reason:
R1. "The submitted plans indicate no provision for outdoor amenity space and as such it is not considered that this proposal would provide an acceptable level of amenity required for a dwelling."
09/01170/B sought approval for the demolition of Church Hall and erection of a dwelling. This was permitted.
The Highways Division does not oppose this application. Patrick Commissioners object to this application stating that the submitted revision has the effect of disfiguring a well-designed traditional styled dwelling with no apparent good reason.
The Manx Electricity Authority recommends a note relating to nearby cables/lines.
This application seeks approval for the demolition of the existing church hall building and the erection of a two storey dwelling with a small rear garden area and represents an amended scheme to that approved under 09/01170/B. The only change to the approved development is the addition of a second door in the front elevation. The dwelling would have a traditional design, being double fronted with vertically proportioned windows to its front elevation. The dwelling would provide a lounge/dining room, kitchen/breakfast room and three bedrooms. There would be no off-street parking provided to serve the building.
There is no parking provision at present and the proposal does not include off-street parking. The Highways Division objected to the previous proposal stating that the location of the site is not within a town and is served by a limited bus route. However it was not considered that the absence of allocated parking was sufficient to warrant the refusal of the application. The Highways Division does not oppose the revised scheme.
The 2007 application to convert the hall to form a dwelling was refused due to the poor level of amenity that would be achieved, largely as a result of there being no private outdoor space to serve the proposed dwelling. Bin storage was also an issue which had not been resolved. This proposal includes a strip of land to the rear to be used as garden space, providing an area of private amenity space. It is also proposed to house the bin within the inner porch at the front of the dwelling in a dedicated cupboard. It is concluded that there would be a sufficient level of amenity to serve the dwelling.
The pre-existing building had a run down appearance which detracted from an otherwise attractive streetscene. Whilst the existing building could have been improved through alterations and investment in its fabric, it was considered that the form of the proposed dwelling was more appropriate to adjacent properties within the terrace. It is judged that the proposed dwelling would make a positive contribution to the surrounding area. The addition of a second door to the front elevation would, to an extent unbalance an otherwise symmetrical elevation, as pointed out by the Local Authority. However it is relatively common to find the arrangement proposed on older, vernacular properties where access to the rear of the property is required and it is not judged to be unacceptable to incorporate an additional door. The door proposed would be of a traditional design. The amended scheme has been discussed with the Building Conservation Officer (although it should be noted that the site is not within a Conservation Area). His views are that similar arrangements can
be found within Glen Maye and the inclusion of the additional door, whilst disrupting the symmetry of the front facade would not be unacceptable.
It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded interested party status:
Patrick Commissioners Accordingly the following parties are not granted Interested Party Status: The Manx Electricity Authority 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.
Recommended Decision: Permitted
Date of Recommendation: 05.11.2010
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This approval relates to the demolition of existing Church Hall and erection of dwelling, Methodist Hall, Glen Maye, Patrick as shown by Plan Site Plan and 979.2 Rev 5 received 4th October 2010.
C 3. The windows on the front elevation of the approved dwelling must be sliding sash unless otherwise agreed in writing with the Planning Authority.
C 4. The roof(s) must be finished in dark natural slate.
I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer.
Decision Made: Permitted
Date: ..................................................................................................................................................................
Signed: ..............................................................................................................................................................
Senior Planning Officer
11 November 2010 10/01455/B Page 4 of 4
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