DEC Officer Report

Application No.: 19/00694/B Applicant: Mrs Gwendoline Hutson Proposal: Installation of replacement roof tiles Site Address: 15 Cooil Breryk Ramsey Isle Of Man IM8 3HL Planning and Enforcement Assistant: Miss Vanessa Wilson Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 09.09.2019 _________________________________________________________________

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 following plans and drawings, date stamped received on 19th June 2019:

• o Site/Location Plan
• o Photos of the existing roof
• o Photos of the proposed roof tiles _______________________________________________________________

Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report THE APPLICATION SITE

1.1 The application site is the residential curtilage of 15 Cooil Breryk, Ramsey which is in the south west corner of the top end southern cul-de-sac. The cul-de-sac is made up of 5 detached bungalows numbered (odds) 9;11;13;15;17 THE PROPOSAL - 2.1 The current planning application seeks approval to replace the existing ridged roof tiles with slate. PLANNING HISTORY - 3.1 There are no previous planning applications identified on this site. PLANNING POLICY - 4.1 The site lies within an area zoned as Predominantly Residential on the Ramsey Local Plan Order 1998 Map No.1.

4.2 Of specific relevance to the assessment of this application is General Policy 2 of the Isle of Man Strategic Plan 2016 General Policy 2 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;

REPRESENTATIONS

5.1 Highway Services have No Highways Interest in this application (01.08.2019).

5.2 Ramsey Town Commissioners have considered the proposal and have no objection (24.07.19).

ASSESSMENT 6.1 The key issue to consider in the assessment of this planning application is the potential impacts upon the visual amenities of the street scene.

6.2 Cooil Breryk can be defined by the unmatched properties within the cul-de-sac. The estate is mostly made up of bungalows and dormer bungalows which lends the estate to have a nonuniform look as such even though the estate is also defined by the ridge roofs the alteration of No. 15 Cooil Breryk will not create an unwanted visual impact on these estate.

6.3 The property itself is tucked within one of the Cooil Breryk's cul-de-sac's, and situated facing north as such the likelihood of the properties roof being seen from a public vantage point would only be only by people accessing properties within the small cul-de-sac and the neighbouring properties through the rear. CONCLUSION - 7.1 For the above reasons the proposed roof is unlikely to have a negative impact on the visual amenity from the neighbouring properties and is considered to comply with General Policy 2 of the Isle of Man Strategic Plan 2016 and therefore acceptable. 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 : 10.09.2019 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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