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Application No.: 20/01282/B Applicant: Mr Brian Wasley Proposal: Erection of front porch canopy and alterations to existing windows Site Address: Baldromma House Maughold Isle Of Man IM7 1AT Principal Planner: Mr Chris Balmer Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 11.01.2021 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
It is considered the proposal would preserve the Conservation Area and the individual property and therefore the proposal would comply with Environment Policy 35 and Housing Policy 15 of the Isle of Man Strategic Plan.
Plans/Drawings/Information; This approval relates to the submitted documents and drawings reference numbers all received; 2nd November 2020 Site Plan Site Location Plan 17th December 2020 C-P-479-1-01 REV B Door and Window Specifications _______________________________________________________________ Interested Person Status – Additional Persons None
1.0 THE APPLICATION SITE - 1.1 The application site forms the residential curtilage of Baldromma House, Maughold, which is located on the eastern side of the Maughold Village and southwest of Maughold Church. The existing property is a traditional two storey property which has had a single storey extension undertaken a number of years ago.
2.0 THE PROPOSAL - 2.1 The planning application seeks approval for the erection of front porch canopy and alterations to existing windows. - 2.2 Initially the columns forming the porch had a more Georgian design although the property is not of that era. The property is a traditional Manx farm house design and therefore such columns would not be appropriate. This concerns were passed to the applicant who have a designed a more appropriately designed front porch with stone columns and a simpler design. - 2.3 Further calcification was had to what windows where proposed to be altered as the initial plans where not clear. The applicants have respondent that only the two windows and door to the rear of the property are being altered.
3.0 PLANNING HISTORY - 3.1 There are no previous applications which are considered material in the assessment of this application. - 3.2 Erection of an extension to dwelling - 11/00287/B - APPROVED - 3.3 Alterations and extensions to create a new porch and study - 95/01044/B - APPROVED - 3.4 Construction of new sun room, new cattle grid, and erection of satellite dish with aerial
4.0 PLANNING POLICY - 4.1 In terms of local plan policy, the application site is not within an area designated for development under the IOM Development Order 1982, but is within an Area of High Landscape Value. The site is within a Conservation Area. - 4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains two policies that are considered specifically relevant to the assessment of this current planning application: - 4.3 Environment Policy 1 states: "The countryside and its ecology will be protected for its own sake. For the purposes of this policy, the countryside comprises all land which is outside the settlements defined in Appendix 3 at A.3.6 or which is not designated for future development on an Area Plan. Development which would adversely affect the countryside will not be permitted unless there is an over-riding national need in land use planning terms which outweighs the requirement to protect these areas and for which there is no reasonable and acceptable alternative." - 4.4 Environment Policy 35 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." - 4.5 Housing Policy 15: The extension or alteration of existing traditionally styled properties in the countryside will normally only be approved where these respect the proportion, form and appearance of the existing property. Only exceptionally will permission be granted for
5.0 REPRESENTATIONS - 5.1 Garff Commissioners initially objected (14.12.2020) to the original application on the following grounds: "It was noted that the application site was within the Maughold Conservation Area. Concern was expressed that the proposed style of the porch was not in keeping with the vernacular of traditional Manx buildings. It was agreed to raise this aspect in the submission to be made to the Planning Authority for the consideration of the Case Officer and the Planning Committee."
5.2 Highway Services comment there are no highway implications (27.11.2020).
6.1 The main issue to be considered in the assessment of this application is the impact of the proposed development upon the character and appearance of the Conservation Area and the individual property. - 6.2 The Department has a duty to determine whether such proposals are in keeping with not only the individual building, but the special character and quality of the area as a whole. With this in mind it is very relevant to consider Environment Policy 35 of the Isle of Man Strategic Plan (adopted June 2016). This policy indicates that development within Conservation Areas will only be permitted if they 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. - 6.3 The works to the rear (windows/door) raise no objection and are appropriate in terms of the property and the Conservation Area. Further, they are not especially apparent form public views. - 6.4 The proposed porch extension is now simple in form and design, and will fit better than the initial proposal. The proposal will appear more in line with Planning Circular 3/91 for the design of porches to Manx vernacular properties. Overall, it is considered the proposal would preserve the Conservation Area.
7.1 It is considered the proposal would preserve the Conservation Area and the individual property and therefore the proposal would comply with Environment Policy 35 and Housing Policy 15 of the Isle of Man Strategic Plan and therefore recommended for an approval. - 8.0 INTERESTED PERSON STATUS
8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:
I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status
Decision Made : Permitted Date : 11.01.2021 Determining officer
Signed : S BUTLER Stephen Butler Head of Development Management
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