Officer Report

Application No.: 18/00020/B Applicant: Mrs Christine Davies Proposal: Replacement of existing roof slates with new roof slates (retrospective) Site Address: Ardlea 5 Somerset Road Douglas Isle of Man IM2 5AD Case Officer : Mr Owen Gore Photo Taken: 13.02.2018 Site Visit: 13.02.2018 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 03.04.2018 _________________________________________________________________

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

Plans/Drawings/Information: This Planning permission relates to the following plans and documents: Site Location Plan, GTS Roofing Services invoice and Photographs date-stamped as having been received 09 January 2018 and Email dated 03 April 2018. _______________________________________________________________

Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report THE SITE

1.1 The application site is one of a pair of Victorian, semi-detached dwellinghouses; the pair sits within a row of other Victorian properties on this side of the road. The area in general includes a mix of property types of different periods. THE PROPOSAL - 2.1 The application is for retrospective approval for the replacement of the roof tiles that was carried out in 2013. The applicant has confirmed that the slates used were partially reclaimed from the original roof, but were mostly new tiles made from natural slate and were the same size/dimensions as the previous ones.

• PLANNING POLICY
• 3.1 The application site is designated as "Predominantly Residential" under the Douglas Local Plan Order 1998 map No.2. The application site is within the Selborne Drive Conservation Area.

3.2 The Strategic Plan 2016 contains two policies that are considered specifically material to the assessment of this current planning application. - 3.3 The relevant extracts from General Policy 2 state: '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:

• (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 affect adversely public views of the sea;
• (e) does not affect adversely the amenity of local residents or the character of the locality'.

3.4 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'.

PLANNING HISTORY

4.1 The previous planning applications are not considered to be specifically material in the assessment of the current application. REPRESENTATIONS - 5.1 Representation from the Department of Infrastructure (DOI) Highways Division confirms that there is no highways interest in the letter dated 12 January 2018.

5.2 Douglas Borough Council have commented on this application and stated that they do not object in the letter dated 18 January 2018. ASSESSMENT - 6.1 The application is for retrospective planning permission for a replacement roof using some reclaimed tiles and new tiles made from natural slate and are the same size/dimensions as the previous.

6.2 Section 6 of the Town and Country Planning Act 1999 part (3), references operations that do not fall within the definition of development, including works that only consist of: —

• (a) the carrying out for the maintenance, improvement or other alteration of any building of works which —

• (i) affect only the interior of the building, or
• (ii) do not materially affect the external appearance of the building;

6.3 Subject to the provisions of section 7 of the Town and Country Planning Act 1999, planning approval is only required for the carrying out of development. - 6.4 The works as described in the submitted information didn't include any alteration works to the roof and only replaced damaged tiles with ones of the same material, size and shape. The works therefore are considered to be maintenance that did not materially affect the external appearance of the building. CONCLUSION

7.1 The works are considered to be maintenance that did not materially affect the external appearance of the building and therefore does not require planning permission and as such the proposed works are considered acceptable as they have no significant impact and could be considered to preserve the character and appearance of the Conservation Area. INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 Article 6(4), the following persons are automatically interested persons:

• (a) The applicant, or if there is one, the applicant's agent;
• (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested;
• (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material
• (d) Highway Services Division of Department of Infrastructure and
• (e) The local authority in whose district the land the subject of the application is situated. 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 in Article 6(4) who should be given Interested Person Status.

I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date: 06.04.2018 Determining officer

Signed : S CORLETT Sarah Corlett Senior Planning Officer

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