Officer Report

Application No.: 18/00177/B Applicant: Mrs Wendy Barker Proposal: Installation of replacement roof tiles and removal of rear chimney stack Site Address: Mount Pleasant Main Road Colby Isle Of Man IM9 4AE Case Officer : Miss S E Corlett Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 26.03.2018 _________________________________________________________________

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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

Plans/Drawings/Information;

This decision relates to the location plan, illustration of materials and photographs all received on 20th February, 2018. _______________________________________________________________ Interested Person Status – Additional Persons none _____________________________________________________________________________ Officer’s Report THE SITE

1.1 The site is the residential curtilage of an existing dwelling situated on the northern side of the A7 highway which runs through Ballabeg and Colby: the property lies between Ballakilpheric Road and Croit-e-Caley. The property is a traditional Manx cottage, one of five in

• a row all of which have the same proportions and gable chimney stacks but all of which differ slightly in detail from the others: some have projecting features on the front gable and the application property has a red tiled roof where the others are slated.
• 1.2 There are two rear annexes, one older than the other, the older having a stack on the rearfacing gable. The rear roof pitch has to small rooflights set high in the plane. THE PROPOSAL

2.1 Proposed is the replacement of the roof tiles with Redland Tuscan red concrete Duoplain tiles and the removal of the rear chimney stack above roof level. The applicant also wishes to replace the two existing rear rooflights with larger ones which comply with the provisions of The Town and Country Planning (Permitted Development) Order 2012. - 2.2 The applicant explains that the chimney is perished and is letting in damp. PLANNING POLICY

3.1 The site lies within an area designated as Residential on the Area Plan for the South

(2013). The site is not within an existing or proposed Conservation Area. As such, the provisions of General Policy 2 of the Strategic Plan are applicable as follows:

"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 and (g) does not affect adversely the amenity of local residents or the character of the locality".

PLANNING HISTORY

4.1 The property has been subject to a number of applications for alterations and extensions and the creation of car parking in the front garden, all of which were approved and none of which are considered relevant to the consideration of the current application. REPRESENTATIONS - 5.1 Highway Services indicate that they have no objection to the application (16.03.18).

5.2 No response has been recieved from the local authority. ASSESSMENT - 6.1 The illustration of the replacement roof tiles shows that they are very similar to what exists, possibly to the point that their use would not result in a material change to the appearance of the property and could be considered not to require planning approval. As submitted, and considered under GP2, the proposed tiles would not have a significant or adverse impact on the appearance of the property.

6.2 The stack to be removed is at the rear and if anything will improve the outlook from adjoining properties. The addition of a more modern annex at the side reduces the importance of the originality of the older extension and as such, retaining it completely intact is not considered an over-riding concern. The removal of the stack would have positive benefits for the weather-tightness of the property and is not publicly visible. This is not considered to be objectionable. CONCLUSION - 7.1 The works are considered to accord with GP 2 and are supported.

• 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:

• * whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and
• * 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: 29.03.2018 Determining officer

Signed : C BALMER Chris Balmer Senior Planning Officer

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