24 April 2023 · Delegated - Principal Planner (Abigail Morgan)
Ivydene, Shore Road Underway, Port St. Mary, Isle Of Man, IM9 5dx
The proposal involves works to Ivydene, a three-storey end-of-terrace property on Shore Road Underway in Port St Mary, including removal of an existing flat roofed dormer from the front elevation, re-roofing with blue/black rivendale slates, and installation of three 0.78m x 0.98m Velux rooflights to the front.
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The officer assessed the proposal primarily against Section 18(4) of the Town and Country Planning Act 1999, which requires works in a Conservation Area to preserve or enhance its character and appear…
Section 18(4) of the Town and Country Planning Act (1999)
Requires development in Conservation Areas to preserve or enhance the character and appearance of the area. The officer tested the roof works and dormer removal against this, finding the removal of the non-historic dormer enhances the area and the overall scheme preserves it, passing the test.
Environment Policy 35
Sets out that development in Conservation Areas will only be permitted where it preserves or enhances the character and appearance. Applied alongside Section 18(4); the proposal's removal of the dormer and appropriate new slates/rooflights were found to enhance rather than harm the area.
Environment Policy 10
Requires flood risk assessment and mitigation for development in potential flooding areas. No assessment needed as proposal is roof works only, with no ground floor alterations or increased flood risk.
General Policy 2
Concerns character and appearance (b,c). The proposed works were assessed as preserving/enhancing the Conservation Area through dormer removal and acceptable materials.
Time limit
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.
Rooflights specification
Any replacement roof lights to the front elevation must be a Conservation or Heritage type and installed with conservation flashings which allow the rooflight to sit flush with the roof plane, or unless otherwise approved by the Department. Reason: to ensure that the rooflight is appropriate to the Conservation Area in which it will sit.
no significant negative impact upon highway safety, network functionality and/or parking
Highway Services HDC and Port St Mary Commissioners both raised no objections to application 23/00353/B, with Highways advising on potential need for highway licences during works.
Highway Services HDC
No ObjectionAfter reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking.; The Applicant is advised that Highway Licences may be necessary for any equipment and materials to be placed within the highway for the duration of the proposed works.
Port St Mary Commissioners
No ObjectionPort St Mary Commissioners had no objections to the following planning applications: 23/00353/B - Ivydene, Shore Road, Underway for removal of roof covering, removal of flat roofed dormer to the front elevation, replacement slate roof covering and three roof windows to the front elevation. The Approval was noted.
