Officer Report

Application No.: 18/00702/B Applicant: Mr Michael & Mrs Elizabeth Main Proposal: Replacement of existing clay roof tiles with concrete tiles to match adjoining property Site Address: 2 Barnell Cottage Barnell Lane Patrick Village Isle of Man IM5 3AN Planning Officer: Miss Lucy Kinrade Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 06.09.2018 _________________________________________________________________

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 approval relates to location plan and associated photographs of existing and proposed roof tiles all date stamped and received 04/07/2018.

_______________________________________________________________ Interested Person Status – Additional Persons NONE _____________________________________________________________________________ Officer’s Report THE SITE

1.1 The site is the residential curtilage of 2 Barnell Cottage an existing semi-detached dwelling situated on the western side of Barnell Lane, which lies on the southern side of the A30 Patrick Road between Kirk Patrick and Arrasey.

1.2 No. 2 has a roof finished in red clay tiles, throughout the roof there are sections that are damaged and of poor form. - 1.3 Adjoining property 1 Barnell Cottage has a roof finished in dark grey concrete tiles. THE PROPOSAL

2.1 Proposed is the replacement of the existing red clay tiles with grey concrete tiles to match the adjoining property. PLANNING HISTORY - 3.1 There are no previous applications considered material in the assessment of the current application. PLANNING POLICY - 4.1 The site is located within an area designated as an area of 'high landscape or coastal value and scenic significance' on the Town and Country Planning (Development Plan) Order 1982 as such Environment Policy 2 applies. In most instances where development is proposed to existing dwellings in the countryside we would likely refer to either Housing Policy 15 or Housing Policy 16. In this instance the existing dwelling is not of poor form and comprises both traditional and non-traditional elements, it would be reasonable to state that it doesn't readily fall to either of these two polices.

4.2 Paragraph 8.12.1 states that "there is a general policy against development in the Island's countryside, it is important that where development exists, either in an historic or recently approved form, it should not, when altered or extended detract from the amenities of the countryside." - 4.3 It would therefore be reasonable in addition to paragraph 8.12.2 to refer to the general standards towards development as set out in GP2 in the assessment of the application: - 4.4 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:

• 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 watercourses; g) does not affect adversely the amenity of local residents or the character of the locality."

5.0 REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only. Patrick Commissioners

• o Requested Deferral (dated 01/08/2018)
• o No objections (dated 15/08/2018) Department of Infrastructure (DOI) Highways Division
• o No Highways Interest (dated 02/08/2018)

- 6.0 ASSESSMENT

6.1 The proposal will result in the removal of an existing tile and its replacement with a new grey tile to match the adjoining house. The proposal will not generate any additional floor space and is likely to bring about a more uniform and harmonious appearance with the adjacent traditional Manx dwelling which is finished with a grey coloured roof. The proposal will not result in any adverse impact on the overall appearance of the site and surroundings and will not adversely impact the character of the surrounding countryside. - 7.0 CONCLUSION

7.1 The proposal is considered to meet with the general tests of paragraph 8.12.2 and the general standards towards development as set out in GP2. - 8.0 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 the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date : 07.09.2018 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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