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23/00353/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 23/00353/B Applicant : Mr David & Miss Sharon Phillips & McCann Proposal : 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 Site Address : Ivydene Shore Road Underway Port St Mary Isle Of Man IM9 5DX
Planning Officer: Mrs Vanessa Porter Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 20.04.2023 __
Conditions and Notes for Approval
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.
C 2. 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.
This application has been recommended for approval for the following reason. The proposal complies with Section 18(4) of the Town and Country Act (1999) and Environment Policy 35 of the Isle of Man Strategic Plan 2016.
Plans/Drawings/Information; This decision relates to the following plans and drawings, date stamped received on 22nd March 2023; o Drawing No. 1972-01 o Drawing No. 1972-02 o Drawing No. 1972-03
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23/00353/B Page 2 of 4
o Drawing No. 1972-04 __
Interested Person Status - Additional Persons
None __
Officer’s Report
THE APPLICATION SITE 1.1 The application site is within the curtilage of Ivydene, Shore Road Underway, Port St Mary, which is a three storey end of terrace property situated to the furthest South of the Shore Road Underway.
THE PROPOSAL 2.1 The current planning application seeks approval for several items;
PLANNING HISTORY 3.1 There are no previous applications which are relevant in this assessment.
PLANNING POLICY 4.1 The site lies within an area zoned as "Mixed Use" under the Area Plan for the South, Map 7
4.2 Given the nature of the of the land designation and the property being within a Conservation Area, Section 18(4) of the Town and Country Planning Act (1999) is the most relevant in the assessment of this application. Followed by paragraph 7.29.2 and Environment Policy 35 of the Isle of Man Strategic Plan, which set out development in Conservation Areas will only be permitted where they preserve or enhance the character and appearance of the area.
4.3 Due to the site being in a Flood Risk Area, Environment Policy 10 also needs to be assessed which seeks that where development is situated within a site of potential flooding, a flood risk and details of mitigation measures are required.
REPRESENTATIONS 5.1 The following representations can be found in full online;
5.2 Highway Services have considered the proposal and state "After 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." (05.04.23)
5.3 No comments have been received from Port St Mary Commissioners at the time of writing this report.
ASSESSMENT 6.1 The main issues to consider in the assessment of this planning application are:
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23/00353/B Page 3 of 4
6.2 SECTION 18(4) TEST 6.2.1 Due to the proposed works being in a Conservation Area it is necessary to test the application under section 18(4) of the Town and Country Act (1999), see section 4.2 of this report, on whether the works preserve or enhance the Conservation Area.
6.2.2 The proposed works are to mainly remove the existing flat roofed dormer to the front elevation and to replace the main roof and install three rooflights. Overall the removal of the dormer which isn't a historic feature to the property will enhance the overall Conservation Area.
6.2.4 With the above in mind the works will pass the Section 18(4) test by preserving the Conservation Area.
6.3 CHARACTER AND APPEARANCE 6.3.1 When looking at the character and appearance of the proposed works on the surrounding area, the main impact would be making sure that the works preserve or enhance the Conservation Area. As discussed above the proposal would be acceptable by enhancing the overall Conservation Area with the proposed new tiles being an acceptable alteration to the property.
6.4 FLOOD RISK 6.4.1 Turning towards the fact that the site is within a Flood Risk zone and Environment Policy 10, the proposal itself is works to the roof, as such there are no alterations proposed which would affect the ground floor level. As such it is deemed in this case that a Flood Risk assessment is not required.
CONCLUSION 7.1 The proposed removal of the dormer, replacement roof and installation of rooflights are deemed acceptable in terms of their form, mass and design which preserves the overall Conservation Area and as such complies with Section 18(4) of the Town and Country Act (1999) and Environment Policy 35 of the Isle of Man Strategic Plan 2016.
INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: (a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.
8.2 The decision maker must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed above who should be given Interested Person Status __
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23/00353/B Page 4 of 4
I can confirm that this decision has been made by a Principal Planner 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: 24.04.2023
Determining officer Signed : A MORGAN Abigail Morgan
Principal Planner
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