DEC Officer Report

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No.: 23/01494/B Applicant: Mr Robert Andrew Milnes Proposal: Removal of external render, re-pointing of stonework, application of limewash. Site Address: The Level Inn The Level Colby Isle Of Man IM9 4AG Planning Officer: Miss Lucy Kinrade Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 08.02.2024

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.

The application is considered to have any acceptable visual and amenity impact complying with the tests of General Policy 2 of the Isle of Man Strategic Plan 2016 as well as the principles of Housing Policy 15 and the Residential Design Guidance 2021.

Plans/Drawings/Information; This approval relates to the following information all date received 04/01/2024:

• 1. Drone photo (from previous owner planning) of front elevation of main property an annexe
• 2. Elevation plan of property (from previous owner planning)
• 3. Front elevation photo (from previous owner planning) showing original stonework.
• 4. Further photos of front and left side elevations (from previous owner planning) also shows original stonework.
• 5. Labelled elevation plans (from previous own planning).
• 6. Location plan 1.
• 7. Location plan 2 (from previous owner planning - to render the property).
• 8. Location plan 3.

• 9. Photos of all elevations (from previous owner planning) also shows original stonework.
• 10. Site plan outline (from previous owner planning).
• 11. Side elevation photo (from previous owner planning) showing original stonework including annexe.
• 12. Various photos (from previous owner planning) showing original stonework.
• 13. Photo of current front elevation showing render we would like to remove.
• 14. Photo of current right had side (from road) elevation showing render we would like to remove.
• 15. Photo example of current stonework under render which the applicants want to take property back to, and repoint.
• 16. Photo of current left hand side (from road) elevation showing render the applicant would like to remove.
• 17. Photo of current left hand side (from road) elevation and annexe showing render the applicant would like to remove.
• 18. Example of what property should look like after render removed and white lime wash.
• 19. Example 2 of what property should look like after render removed and white lime wash.
• 20. Example 3 of what property should look like after render removed and white lime wash.
• 21. Additional planning statement. _______________________________________________________________

Interested Person Status

Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 THE SITE - 1.1 The site relates to The Level Inn, The Level, Colby.

2.0 THE PROPOSAL - 2.1 Proposed is the removal of the existing rendering and the repointing of stone work and potential whitewash finish.

3.0 PLANNING HISTORY - 3.1 There are two previous applications involving render works which have both been approved for the dwelling and both considered relevant PA 05/92301/B and 21/01323/LAW.

4.0 PLANNING POLICIES - 4.1 The application site is within an area of Residential on the Area Plan for the South

1. Whilst designated for development given the traditional nature of the existing dwelling it would be relevant to consider the general standards towards acceptable development as set out in General Policy 2 as well as Housing Policy 15 in ensuring development to traditional properties is in keeping with their overall traditional character and appearance. Further consideration shall also be given to Residential Design Guide 2021.

5.0 REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only. - 5.1 Rushen Parish Commissioners - in support 18/01/2024. - 5.2 Department of Infrastructure Highway Services - No highways interest (12/01/2023). - 5.3 No comments received from neighbouring properties.

- 6.0 ASSESSMENT

6.1 The main issues to consider in the assessment of this planning application are whether the works would have an acceptable impact on the overall character and appearance of the main dwelling and whether there would be any impact on the streetscene or on neighbouring amenity. - 6.2 The application dwelling is prominent from public view. The works will result in the existing cement render being removed and the stone work beneath being revealed. The intentions of the applicant are to repoint the stonework so as to alleviate damp issues caused by the inappropriate cement render, the might whitewash the building to provide an extra element of protection if required too. - 6.3 The dwelling is traditional and across the Island you see a number of such dwelling in both stone and rendered finishes and mindful of the information provided with the application it is clear that the dwelling was once finished in the exposed stone. The proposal to remove and repoint and possibly whitewash would not be an unacceptable level of development and returning it to its original appearance as seen in images of a 2004 application and any future whitewash (ensuring to avoiding any cement materials) would aid the breathability of the traditional stone construction and having an overall acceptable appearance in this case given the already rendered situation and minded of the already varied streetscene where there would be no unacceptable character impacts nor amenity impact on the outlook of any neighbours or passing public. CONCLUSION

7.1 The proposed works would not result in any unacceptable harm to the existing property or the surrounding environment as to have any adverse visual or amenity impacts to the streetscene, its surroundings or to neighbouring properties. The application is considered to accord with the tests of General Policy 2 of the Isle of Man Strategic Plan 2016 as well as the principles of Housing Policy 15 and the Residential Design Guidance 2021. 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 the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status

Decision Made : Permitted Date : 12.02.2024 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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