DEC Officer Report

Application No.: 19/00207/B Applicant: Ramsey Town Commissioners Proposal: Alterations and replacement of existing roof with tiled roof (retrospective) Site Address: Boathouse Cafe Mooragh Park Ramsey Isle of Man IM8 3AP Planning Officer: Mr Nick Salt Photo Taken: 20.03.2019 Site Visit: 20.03.2019 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 08.04.2019 _________________________________________________________________

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

None

Plans/Drawings/Information:

This permission relates to the following plans and drawings, date stamped as received on 26th February 2019:

• o DECRA Roofing systems specifications
• o Photographs x6
• o Location Plan _______________________________________________________________

Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 SITE - 1.1 The application site is the Boathouse Café at the southern side of Mooragh Park, Ramsey. The café is adjacent to and below the level of North Shore Road, overlooking Mooragh Lake. The building is single storey, with painted render and a part hipped, part flat roof. There is a tower feature at the western corner which also features a hipped roof.

2.0 THE PROPOSAL - 2.1 The application is retrospective for the replacement of the previous felt pitched roof and fibreglass flat roof with lightweight terracotta colour synthetic roof tiling, similar to that installed on the Lakeside Café also at Mooragh Lake.

3.0 PLANNING HISTORY - 3.1 There is no planning history materially relevant to this application.

4.0 PLANNING POLICY - 4.1 The application site is in an area designated in the Ramsey Local Plan 1998 as Public Open Space. - 4.2 it is important to consider General Policy 2 of the Isle of Man Strategic Plan 2016 in the assessment of this application. General Policy 2 states (in part);

"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;

• n) is designed having due regard to best practice in reducing energy consumption."

5.0 REPRESENTATIONS - 5.1 Ramsey Town Commissioners have no objections to the application (25.03.19). - 5.2 Highway Services have stated that there is no Highways interest in the application (19.03.19).

6.0 ASSESSMENT - 6.1 The proposed tiled roof would better complement the dwelling in that the roof would more closely match that of buildings in the area, although it is noted that the adjacent buildings feature a grey slate type roof, rather than the terracotta tile effect proposed here. The tiling would not reduce or increase the visual impact of the café building when viewed from the roadside of North Shore Road or from the perspective of users of Mooragh Park. - 6.2 The new roof would provide greater durability of the roof thus providing a more comfortable and convenient internal environment. As the café is linked with the enjoyment of the public space of Mooragh Park, this is to be encouraged. It is also probable that the renovated roof would provide better thermal insulation for the building thus reducing energy consumption, as per GP2 (n).

7.0 CONCLUSION - 7.1 For the above reasons the proposal is considered to comply with General Policy 2 of the Isle of Man Strategic Plan 2016 and is therefore acceptable.

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 : 08.04.2019 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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