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The site represents the curtilage of the detached traditionally styled dwelling Port E Candiss, Ballacraine St Johns. The property faces east and is readily viewed from the public highway having a relatively prominent position at Ballacraine crossroads. A hedge to the front boundary partially screens the ground floor elevation.
The site is located within the Parish of German and is identified as being within an area of Predominantly Residential Use by the St Johns Local Plan 1999. The site is not within a Conservation Area.
The following previously submitted planning applications are considered relevant to this proposal:
03/01832/B (a) sought permission for the installation of brown uPVC sliding sash windows to replace existing. This was permitted 4th March 2004.
03/01832/PART (b) sought permission for the installation of doors to replace existing. This was refused 4th March 2004. The reason for refusal was due the material and design of the replacement doors being judged to be out of keeping with the character and appearance of the dwelling.
Originally proposed was the construction of a porch to the ground floor front elevation of the property with a projecting gable style roof with a hipped end. Discussions with the Conservation Officer led to the applicant being advised that the hip-style roof treatment proposed would be incongruous to the dwelling. The applicant submitted revised drawings showing a projecting gable roof.
The porch is to be constructed with a Manx stone base with a brown uPVC glazed top section. Access to the porch is to be gained via double doors positioned on the south elevation of the structure. The porch is to measure approximately 2.75m by 2.75m giving a floor area of approximately 7.5m². The porch would be approximately 3 m in height.
The Department of Transport Highways Division does not oppose this application. German Parish Commissioners have no objection to this proposal. The Department of Transport Drainage Division seeks to add a condition relating to surface water discharge.
We have received no privately written representations written representations in relation to this application.
Original concerns in relation to this application were that the roof treatment as proposed was of a design that would not be in-keeping with the existing dwelling. The scale of the porch was also considered to be an issue. Discussions with the Conservation Officer confirmed that the roof treatment was the primary issue and in view of this a letter was sent to the applicant advising that a projecting gable style roof treatment would be more acceptable. Amended plans were received which altered the roof treatment.
The porch would be readily viewed from surrounding public vantage points, albeit partially screened by the existing hedge. A site visit ascertained that the dwelling, having been extended in the past has a substantial front façade capable of receiving a porch structure of this scale whilst retaining a sense of balance. The materials as proposed would be in-keeping with those presently found on the dwelling and as such the porch is considered to be visually appropriate to the dwelling.
Given the location of the dwelling it is considered that there would be no adverse impacts to neighbouring properties as a result of this development. Overall the proposal as amended is considered to be acceptable and it is therefore recommended that the application is approved.
It is recommended that this proposal is approved
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:
C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: Notes attached to refusals
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This permission relates to the plans and drawings 2007/08/01, 2007/08/02, 2007/08/03 submitted and date stamped 13th July 2007 and Applicant's Letter and 2007/08/04 Rev C submitted and date stamped 25th September 2007.
C 3. The external finishes of the porch must match those of the existing building in all respects.
C 4. There must be No discharge of surface water (including that from roofs and paved areas) from this proposed development to any foul drainage system(s) so as to comply with the requirements of the Department of Transport Drainage Division and the Sewerage Act 1999.
N 1. The application states that the surface water from the proposed development is to be discharged to the "existing drainage". If this "existing drainage" discharges (directly or indirectly) to the foul sewerage system then it should be noted that an alternative means of surface water disposal must be provided.
I confirm that this decision accords with Government Circular Nos 44/05 (Delegation of Functions to Director of Planning and Building Control) and 47/05 (Delegation of Functions to Senior Planning Officer)
Decision Made : Permitted Date: 26.10.2007
Signed: [Handwritten signature]
M. I. McCauley Director of Planning and Building Control
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