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Application No.: 09/01570/B Applicant: Mr & Mrs Simon Perren Proposal: External alterations, rear roof terrace and replacement of existing roof profile to dwelling house Site Address: - 2 Grenea Cottages - Shore Road - Kentraugh - Port St. Mary - Isle Of Man - IM9 5NB ### Considerations Case Officer: Miss S E Corlett Photo Taken: Senior Planning Officer Site Visit: Senior Planning Officer ### Written Representations - 52 Alberta Drive Onchan Isle Of Man IM3 1LX - Objects to the proposal ### Consultations Consultee: Highways Division Notes: Do not oppose has no traffic management, parking or road safety implications. - 02.11.09 - see below Consultee: Rushen Commissioners Notes:** comment
The site represents the curtilage of an existing cottage which sits on the northern side of the A5 Shore Road between Kentraugh and Fisher's Hill. The property is a two storey house, formerly a traditional cottage which has had a large square fronted glazed extension added to the front with square bay windows at ground floor level, and a series of flat roofed extensions added to the rear. The walling is finished in smooth render at ground floor level and dashed render above and a slate hung front porch in the centre of the front elevation. The property has one chimney on the eastern gable.
The property is separated from 3, Grenea Cottages, a semi-detached house, by a lane which is approximately 3.4m wide. To the west, the dwelling is set 1.5m from 1, Grenea Cottages, a detached dwelling. Both 1, 3 and 4 have pitched roofed eaves dormers, central chimney stacks. Number 1 has textured render on the ground floor front elevation and smooth render above, numbers 3 and 4 are finished in dashed render.
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The site lies within an area designated on the Isle of Man Planning Scheme (Development Plan) Order 1982 as of an Area of High Landscape or Coastal Value and Scenic Significance. On the draft Southern Area Plan published on 23rd October, 2009 as part of the "rugged coast" in the "Poyllvaalsh and Scarlett Peninsula" area where the Written Statement states "This area, stretching from Kentraugh in the west to the Silverburn in the east, comprises largely flat, agricultural land rising gently from the sea as far as the main road through Colby, Ballabeg and Ballasalla. There are generally few trees in the landscape, although Kentraugh and the banks of the Colby River and the Silverburn are welcome exceptions. The Ancient Monuments on Chapel Hill are of considerable interest which is enhanced by their setting" (paragraph 4.3.5).
There has also been recently published a draft Planning Policy Statement on The Role of Landscape Character in Development which provides policy guidance on development in these areas and states in the case of rugged coast:
"The overall strategy for the protection and enhancement of the Rugged Coast Landscape Character Type is to conserve and enhance: the distinctive coastal features (rugged low cliffs, headlands, sandy bays, and wave-cut platforms); the strong sense of remoteness and tranquillity; its rich pattern of coastal habitats; the open and expansive panoramic seascape views; the numerous sites of archaeological importance; and the landscape settings of the coastal settlements.
Key landscape planning considerations in relation to the protection and enhancement of this Landscape Character Type are as follows:-
Planning permission was granted for the installation of replacement windows and two new windows under PA 00/1253 and a hipped slated roof under 06/1064.
Now proposed is the removal of the first floor glazed projection on the front elevation, the construction of a balcony over the ground floor front projection which absorbs the existing bays and the front porch, all re-glazed. There is to be a new wide glazed aperture on the first floor leading out onto the balcony which has glazed panels around it.
The roof is to be removed and replaced with a barrel vaulted roof finished in zinc sheets with a flat roofed dormer on the front and rear elevations.
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At the rear, the elevation is subject to similar changes as the front, with removal of a large area of glazing on the first floor, the creation of a balcony above the first floor with screens on each side to prevent overlooking of the neighbouring properties.
The building will be 2.5m higher than the existing and 2m higher than the ridges of the neighbouring properties.
REPRESENTATIONS
Rushen Parish Commissioners object to the application as it is considered out of keeping with the area in terms of appearance, size and height.
Department of Transport Highways and Traffic Division raise no objection to the application.
The Isle of Man Victorian Society give a history of the property and conclude by recommending that the proposals would be out of character with the properties.
ASSESSMENT
The site and property is not identified as of particular merit or interest nor is it protected in any specific way. As such the provisions of General Policy 2 of the Strategic Plan should be applied: this states:
"Development which is in accordance with the land use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:
a) is in accordance with the design brief in the Area Plan where there is such a brief;
b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the space around them;
c) does not affect adversely the character of the surrounding landscape or townscape; d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; e) does not affect adversely public views of the sea; f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; g) does not affect adversely the amenity of local residents or the character of the locality;
h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
i) does not have an adverse effect on road safety or traffic flows on the local highways; j) can be provided with all necessary services; k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and n) is designed having due regard to best practice in reducing energy consumption."
In this case the proposal will not adversely affect the amenities of those in adjacent property and as such the critical elements of General Policy 2 are those relating to the character of the area and the impact of the proposals on the appearance of the immediate vicinity. In this case there are suggestions, albeit not from those in adjacent properties, that the proposals will turn the existing property into something which does not sit comfortably in the streetscene. However, the existing cottage is of limited quality or value to the streetscene - these cottages are neither identical to each other nor particularly good examples of properties of their time.
The proposed changes improve the appearance of the front of the dwelling by introducing uniformity and simplicity and the introduction of a new style, finish and shape of roof brings interest to the
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streetscene. That it is higher than its neighbours is of limited importance as the style of roof is quite different and as such there is no automatic requirement for the roofs to remain the same height. The previous application - PA 06/1064 - proposed alterations which would have increased the height of the roof, thus rendering it different from its neighbours. This latest application takes this difference a step further by introducing different materials and shape to the property.
The buildings elsewhere on Shore Road are very different in style, function and appearance - the farm buildings at Limekiln Farm and Strandhall are stone buildings will steeply pitched roofs, the farmhouses are more traditional but not perfect examples of vernacular architecture and Kentraugh is a large house largely screened from the road with the lodges and Thie Vane different styles of building again.
It is considered that the proposed alterations will bring a distinctly new feel to the appearance of the property but not one which is either unacceptable in this area or one which would adversely affect the character of this area. As such the application is recommended for approval.
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.
The Isle of Man Victorian Society are not directly affected by the proposals and as such should not be affected by the proposal.
Recommendation Recommended Decision: Permitted Date of Recommendation: 20.11.2009
Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal O : Notes attached to refusals
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
This permission relates to the alterations shown in drawings 1169-01A, -02A, -03 and -04 all received on 24th September, 2009.
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I confirm that this decision accords with Government Circular No 09/09 Delegation of functions, 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 : 25/11/09
Signed : ______________________________
Senior Planning Officer
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