8 June 2022 · Delegated
Kenilworth, Crossag Road, Ballasalla, Isle Of Man, IM9 3dx
Permission was granted for alterations and an extension to replace the existing garage and porch at Kenilworth, a traditional two-storey cottage on Crossag Road, Ballasalla. The proposal also included installation of replacement windows and a detached shed. The site sits within a Conservation area on the western side of the A26. During the course of the application, several amendments were made. These included removing a circular window from the side of the front porch, relocating the entrance door from the north to the east elevation and changing its style, reducing the width of a first-floor window, and adding a supply and waste pipe on the front elevation to serve a new ensuite. The officer assessed the visual impact on the existing dwelling, streetscene, and Conservation area, the effect on neighbouring amenities, and highway safety.
The application was permitted by the Head of Development Management under delegated authority on 8 June 2022. The key planning issues considered were the visual impact on the existing dwelling, the streetscene, and the Conservation area, as well as effects on neighbouring amenities and highway safety. Two conditions were attached to the approval.
General Policy 2
Development which is in accordance with the land-use zoning
General Policy 2: 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 spaces 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 unacceptable 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. 6.3 Development outside of areas zoned for development
Environment Policy 35
Within Conservation Areas, the department will permit only development which would preserve or enhance the character or appearance of the Area
Environment Policy 35: 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. 7.30 Development adjacent to Conservation Areas 7.30.1 It is often the case that important views into and out of a Conservation Area can contribute significantly to its character. It is necessary to assess the impact any development adjacent to conservation areas may have on such views.
Transport Policy 7
parking provision must be in accordance with the Department's current standards
Transport Policy 7: The Department will require that in all new development, parking provision must be in accordance with the Department's current standards. The current standards are set out in Appendix 7. 11.5.4 New development can have a significant impact in terms of the traffic generated by it and the impact on the various modes of travel. The Department considers that proposals which are likely to be significant traffic generators should be accompanied by a Transport Assessment(1) which should look at all modes of transport including access by public transport, cycling and on foot.
Community Policy 7
Community Policy 7: The design of new development and the extension and refurbishment of existing buildings and development must, as far as is reasonably practical, pay due regard to existing best practice so as to help prevent criminal and anti-social behaviour. 10.12.2 The Isle of Man Constabulary has suggested that neighbourhood police stations, where the public can meet police officers, are needed to improve community safety. In the majority of cases these will need to be provided within existin g communities as opportunities arise. Consideration should be given to incorporating such facilities in larger new developments in association with other community facilities.
POLICY CA/2: SPECIAL PLANNING CONSIDERATIONS
impact of such proposals upon the special character of the area
POLICY CA/2 SPECIAL PLANNING CONSIDERATIONS When considering proposals for the possible development of any land or buildings which fall within the conservation area, the impact of such proposals upon the special character of the area, will be a material consideration when assessing the application. Where a development is proposed for land which, although not within the boundaries of the conservation area, would affect its context or setting, or views into or out of the area; such issues should be given special consideration where the character or appearance of a conservation area may be affected.
Condition 1
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Condition 2
All external facing and roofing materials shall remain as shown on the plans and specified within the list of external finishes on the submitted Drawing No. C/6338/5 (B), received 23 February 2022. No new types of materials shall be added to the external elevations of the development, hereby approved.
Installation of replacement windows, erection of shed and first floor extension
Registered building consent for demolition elements relating to PA 20/00712/B
Alterations, erection of extension to replace existing garage and porch, installation of replacement windows and a detached shed