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The site represents the curtilage of the detached single storey property Glenside, Shore Road, Kirk Michael. The property is situated to the south of Shore Road and sits within Glen Wyllin. To the north east of the property is the property Gorse Bank. To the west is the Trout Farm. Glen Wyllin campsite is to the east of the site. The relatively recent residential estate Broogh Wyllin is to the north of the site. The application site is situated approximately half way up the side of the valley.
The planning application seeks approval for the erection of a first floor extension and represents a revised scheme to that approved under PA 08/02250/B (see planning history below). The proposed extension would result in the building being predominantly two storey and would increase the maximum ridge height of the property by 2.5m. Changes to existing window apertures would also be made in an attempt to create a more uniform external appearance.
The application site is within an area recognised as being "Residential Use" by the Kirk Michael Local Plan, which was adopted by Tynwald in 1994. The site is also within an area designated as being a Conservation Area. Within the adopted Isle of Man Strategic Plan 2007, the following policies are considered relevant in the assessment and determination of this application.
General Policy 2, which 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:
Environmental Policy 35, which states: "Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development."
The following previous planning applications are considered relevant in the assessment and determination of this application:
PA 84/01272/B - Erection of storage shed - Permitted PA 90/00758/B - Replacement of flat roof over utility room with pitched roof - Permitted PA 98/00349/B - Creation of pitched roof to replace flat roof to rear of dwelling - Permitted PA 08/02250/B - Erection of a first floor extension - Permitted
The Department of Transport Highways Division does not object to this application. Michael Commissioners have no objection to the application.
The Manx Electricity Authority have pointed out that there are underground cables/overhead lines present and a discussion on working practices around cables and overhead lines which may be required to be diverted before any work can be carried out on site.
ASSESSMENT The main issues to be considered in the assessment of this application are the impact of the proposal upon the existing property, neighbouring properties and the surrounding area in general. Consideration must also be given to the impact of the proposed development upon the Conservation Area setting.
The existing property is single storey and views of the dwelling from within the Glen are limited mainly as a result of the dense screening which borders the site to the south and west. As such the impact of the existing dwelling is limited. The proposed extension would add prominence to the building by introducing a two storey element. This additional height would make the building more visible within its setting however the green backdrop provided by the bank to the north would remain and would assist in reducing the visual impact of the building. Notwithstanding this, the new estate to the north breaks the skyline above the valley side and has a considerable visual impact as viewed from within the Glen. It is judged that the additional visual impact of the proposed development would not be such that this application should be refused.
In terms of the design of the extension, it is judged that the revised scheme is more aesthetically pleasing than the previously approved scheme and the revisions to window types, particularly on the rear elevation is a marked improvement. The proposal would still appear somewhat cumbersome from certain angles however as the proposal is an improvement over the approved scheme, it is acceptable.
It is not considered that the nearest neighbouring property, Gorse Bank would be unduly affected by the proposed development given the separation distance and orientation of the properties.
In terms of the Conservation Area, the area is characterised by a low level of development with tree planting and grassed areas being the main features which contribute to the openness and rural nature of the Glen. The foot print of the building would not increase and as stated earlier, the green backdrop would remain. It is judged that the character of the Conservation Area would be adequately preserved.
RECOMMENDATION Permit
PARTY STATUS 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:
The Department of Transport Highways Division Michael Commissioners
Accordingly the following parties, that made representations, do not meet the criteria of Government Circular 1/06 and should not be afforded interested party status:
The Manx Electricity Authority
Recommendation
Recommended Decision: Permitted
23 February 2010 09/02003/B Page 3 of 4
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 erection of a first floor extension, Glenside, Shore Road, Kirk Michael as shown by PD-001, PD-002, PD-003, PD-004, PD-006, PD-007 and Photographs all received 9th December 2009.
C 3. The external finishes of the extension must match those of the existing building in all respects.
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 : Signed : Senior Planning Officer
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