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The site represents the residential curtilage of an existing dwelling situated on the north western side of the narrow road which leads west from Silverdale to the A3 Foxdale Road. The property is one of two which sit alongside the Silverdale complex and car park. The application property is an old dwelling although not of the usual vernacular style - the property has gable eaves and roof edges which project beyond the gable of the house, the chimneys are therefore not at the end of the ridge. Windows are vertically proportioned although fitted with plastic casements and the roofing of the annexes are finished in thinner artificial tiles rather than slates which are on the main roof. The property has a rear single store annex and one on the left hand side of the front elevation. A detached store building lies to the rear of the house with an asymmetrical roof finished in sheeting.
The site lies within an area of an Area of High Landscape or Coastal Value and Scenic Significance on the Isle of Man Planning Scheme (Development Plan) Order 1982 and within the Silverdale Conservation Area.
Planning permission has been sought for the erection of a sun lounge and front porch and alterations to the garage - PA 02/2109. This was permitted. The porch was to have a pointed headed window in the side to match the pitch of the roof and is shown finished in stone. The garage alterations
changed orientation of the pitch of the existing garage to run parallel with that of the main house and widening the roof to cover the existing car port.
The porch has been built as shown but the roughcast rendered external finish has been painted to match the main dwelling and the porch has a horizontally proportioned window in the side in place of the pointed headed one. The garage has been built as approved as viewed from the front but has been extended significantly at the rear without any permission at all. The rear section, a workshop/store is 6 m longer than as approved under PA 02/2109 and now has a roof pitched at 7.5 degrees and finished in a corrugated sheeted roof rather than slates to match the existing, as noted in the originally approved plans.
Malew Parish Commissioners raise no objection but wonder why a Regularisation Certificate has been issued in respect of Building Regulations but a retrospective planning application has been sought. The different processes have been clarified by e-mail.
Department of Transport Highways and Traffic Division indicate that they do not oppose the application.
The property lies within a Conservation Area and as such there is a responsibility that development preserves or enhances the character of the property and the Area more generally, as set out in Planning Policy Statement 1/01 and Environment Policy 35 of the Strategic Plan.
In the case of both the alteration to the window in the porch and the extension of the garage, the alterations which have been undertaken neither preserve nor enhance the character or appearance of the property or the Area. However, neither of the proposed works are particularly conspicuous as viewed from the public highway to the south west which is not within the Conservation Area and what is visible is not the distinctive part of the Conservation Area that the designation is seeking to preserve and enhance. There is a stone hay feeder in the field which sits between the viewer and the site and which draws the eye away from the garage. As such, whilst the elements which are proposed are not positive changes to the property, so little of the garage, and none of the proposed window change in the porch are visible as to warrant refusal of the application.
The Department of Transport and the local authority are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered "interested persons" and as such should be afforded party status.
Recommended Decision: Permitted
Date of Recommendation: 26.06.2009
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1. This permission relates to the extension of the garage and the alteration to the porch window, both as shown in drawings S3C, PA4, BR3A and the site and location plans all received on 9th April, 2009.
I confirm that this decision accords with Government Circular No 10/09, Delegation of Functions (Development Procedure), GC No 11/09 (Advertisements) and GC No 12/09 (Registered Buildings) all to the Senior Planning Officer
Decision Made : Permitted Date : Signed : Senior Planning Officer
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