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                                      20/00381/B                                     Page  1  of  4

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 20/00381/B Applicant : Mr & Mrs David Gulliver Proposal : Replace existing flat roof over annex with a pitched roof Site Address : Glion Arragh Main Road Glen Vine Isle Of Man IM4 4BA

Planning Officer: Mr Paul Visigah Photo Taken : Site Visit : Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 08.06.2020 __

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.

This application has been recommended for approval for the following reason. It is considered that the planning application is in accordance with General Policy 2 of the Isle of Man Strategic Plan 2016 and Section 5.1.1 of the Residential Design Guide 2019.

Plans/Drawings/Information;

This approval relates to the Location Plan, Site Plan and the Plan showing the Proposed Alterations date stamped and received 6 April 2020 and email received 3 June 2020.

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Interested Person Status - Additional Persons

None __

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Officer’s Report

THE SITE 1.1 The application site represents the curtilage of a modern detached two storey dwelling, Glion Arragh, Main Road, Glen Vine. The site is situated on the south-westen side of the road with the rear garden extending to the rear boundary of the dwellings in Glen Darragh Gardens.

1.2 The dwelling which has its external walls finished in painted render has its pitched roof covered in red plain clay roof tiles. There are two chimneys on the main dwelling; both situated on the eaves of the main building respectively. The attached garage which has its roof covered in red plain clay roof tiles is separated from the main building by a flat roofed annex. There is a dwarf Manx stone wall enclosing the front boundary of the site and opening up at the two site access situated on both ends of the site frontage.

THE PROPOSAL 2.1 This application seeks approval to replace the existing flat roof over annex with a pitched roof with tile to match roof over main house. The new roof structure over annex will be laid over an area 7m long and 2.5m wide, and will have the same roof pitch as the pitched roof on the main dwelling although it would be set 700mm lower than the eaves of the roof on the main dwelling.

2.2 The applicants have indicated that the works to enable the installation of the pitched roof over the annex would include the removal of the chimney on the flat roofed annex.

PLANNING POLICY 3.1 The application site is located within an area identified as being of Predominantly Residential use by the 1982 Development Order and the site is not within a Conservation Area. Within the adopted Isle of Man Strategic Plan 2016, the following policy is considered relevant:

3.2 General Policy 2, which states: "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; (g) does not affect adversely the amenity of local residents or the character of the locality;

3.3 Paragraph 8.12.1 of the Isle of Man Strategic Plan 2007 states "As a general policy, in built up areas not controlled by Conservation Area or Registered Building policies, there will be a general presumption in favour of extensions to existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general.".

3.4 Section 5.1 of the RDG 2019: Chimney Stacks and Flues 5.1.1 Chimneystacks make an important contribution to the character and appearance of dwellings, the street scene and the skyline. They are also often particularly important features of many dwelling designs which as well as being functional provide interesting and distinctive patterns in the roofline often making a positive contribution to the particular quality and general appearance of an area. Extensions and roof alterations should avoid the loss of a chimneystack that positively contributes to the dwelling's character and appearance. The Department encourages, wherever practical, the retention of prominent chimneystacks to traditional/period properties, which add to the character and quality of the street scene, especially where the individual property is within a Conservation Area.

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5.1.2 Proposals for traditionally styled new dwellings or extensions should include chimneys, either as full working chimneys or "fake stacks", which at least give the appearance of a chimney and help break up a potentially bland roofscape.

PLANNING HISTORY 4.1 The application site has been the subject of two previous planning applications none of which are considered to be materially relevant in the assessment of the current application.

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

5.1 Representation from the Department of Infrastructure (DOI) Highways Division confirms that there is 'No Highway Interest' in a letter dated 1 May 2020.

5.2 Marown Parish Commissioners have stated that they have no objection to the application in a letter dated 21 May 2020.

ASSESSMENT 6.1 With this application, the key considerations in its assessment are the visual impact of the proposal on both the site itself and the wider street scene.

6.2 Works to create pitched roof over flat roof annex 6.2.1 The replacement of the existing flat roof on annex with a pitched roof and roof tiles that are identical to the tiles on the main building is unlikely to result in any detrimental impacts on the character and appearance of the dwelling as well as the street scene. Although the new pitched roof will increase the visual impact of the dwelling, the works will arguably improve its appearance. Besides, the new roof will be similar in appearance, style and material as the main roof and would appear as a subordinate addition to the existing roof pane given that it would be set lower than the existing roof ridge.

6.2.1 Whilst this element of the proposed works will be publicly visible from vantage points along the abutting highway, the proposed change would be positive and will work to preserve the character of the building and the street scene known for its diversity in design and finishing; thus complying with GP2 c and g.

6.3 Removal of Chimney 6.3.1 With regard to the impact of the works to remove the chimney on the property, it is noted that this chimney is noticeable within the street scene. However, the design and age of the property is such that its appearance would not be significantly altered by the removal of one of the chimneys on its roof pane. As such, its loss is not considered detrimental to the character and appearance of the property.

6.3.2 When considering the impact on the character and appearance of the streetscene, the Residential Design Guide addressed chimney stacks in section 5.1.1, where emphasis for retention is put on those which are considered of traditional value. This feature, as existing on the application site is not considered to be of traditional value or vital to the visual quality of the local built environment. Equally, the properties within the street scene are of mixed design styles and periods, with a significant number of these properties built with a single chimney; thus the proposed works would fit seamlessly into the character and appearance of the site and wider area. Based on the foregoing, the removal of the chimney on the existing flat roof annex on the application property would have a negligible impact and as such its loss is not considered detrimental to the character and appearance of the streetscene.

CONCLUSION

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7.1 Overall, it is considered the proposal would comply with the relevant policies of the Isle Of Man Strategic Plan therefore it is recommended that the application be approved.

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 __

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.

Decision Made : Permitted

Date: 08.06.2020

Determining officer Signed : S CORLETT Sarah Corlett

Principal Planner

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