203101

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                                                 25/90625/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 25/90625/B Applicant : Mr & Mrs Nigel Martin and Elizabeth Jane Hullock Proposal : Installation of replacement roof Site Address : Sunhill 7 Greeba Avenue Glen Vine Isle Of Man IM4 4ED

Planning Officer: Lucy Kinrade Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 11.08.2025 __

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. While the removal of the original roof tiles will result in a minor adverse impact on the appearance of the property in isolation, the proposal is not considered to detract from the overall character of the wider area. The surrounding estate already exhibits a broad range of roofing styles and materials, and the proposal in this case would be no different. The application is considered to comply with General Policy 2 b, c, g, and Environment Policy 42, and given the nature of the works to the roof only, it is not considered to undermine any trees as to warrant any tree retention condition being added, similarly no harm or conflict is expected with Community Policies 7 and 11 or Infrastructure Policy 5 of the Isle of Man Strategic Plan 2016.

Plans/Drawings/Information;

This approval relates to the following all date published online 23rd June 2025 o 6 x Site photographs o Location Plan o Site Plan o 1 x Proposed Tile Data sheet o 1 x example proposed roof tile o Covering letter

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Right to Appeal

It is recommended that the following organisations should NOT be given the Right to Appeal: o Marown Commissioners - no objections __

Officer’s Report

1.0 THE SITE 1.1 The application relates to Sunhill, 7 Greeba Avenue, Glen Vine.

2.0 THE PROPOSAL 2.1 Proposed is the replacement of the existing rosemary clay roof tiles, with new 'northstone donard' in a granite grey colour.

3.0 PLANNING HISTORY 3.1 There have been two previous applications at the dwelling although not considered material in this case.

4.0 PLANNING POLICY 4.1 Site Specific 4.1.1 Within an area designated on the Area Plan for the East 2020 as 'predominantly residential'.

4.2 Relevant policies of Area Plan for East 2020: o None

4.3 Relevant policies of IOM Strategic Plan 2016: o Strategic Policy 1 - best use of existing sites, reusing building materials o Strategic Policy 4 - protect and enhance conservation areas o Strategic Policy 5 - new development (including individual buildings) should be designed so as to make a positive contribution to the environment (and in some cases a Design Statement will be required) o General Policy 2 - general standards towards acceptable development b, c, g visual amenity and neighbouring impact o Environment Policy 42 - character of locality o Community Policy 7 - designing out crime o Community Policy 11 - prevention of outbreak and spread of fire o Infrastructure Policy 5 - water conservation and management measures

4.4 Reference any relevant PPS or NPD 4.4.1 None

5.0 OTHER MATERIAL CONSIDERATIONS 5.1 Legislation/Policy/Strategy/Guidance o none

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

6.1 Marown Commissioners - no objection (17/07/2025)

6.2 DEFA Forestry - no objection subject to condition requiring tree retention (30/06/2025)

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6.3 The following were consulted but no comments received at the time of writing the report 11/08/2025: o DOI Highway Services o Manx Utilities - Electricity

7.0 ASSESSMENT 7.1 The site sites within a wider housing estate comprising a mix of dwelling styles and housing types and with an array of roof finishes. The majority of dwelling along Greeba Avenue retain their original clay roof tiles either in rosemary or brindle colour and this helps to positively retain some of their original character and identity.

7.2 There are however, a number of properties nearby that have already had their roof changed or altered over the years. These changes resulting an in different roof material and finish which sits somewhat at odds to the original character of those dwellings and which would be the case in this instance.

7.3 Nevertheless, given the location of the property within a much wider estate where there is already established mix of roof finishes and change which has occurred, the proposal will not be so out of keeping nor result in any significant adverse visual harm to warrant a concern in this case. The overall character of the wider estate will remain mostly unchanged.

8.0 CONCLUSION 8.1 While the removal of the original roof tiles will result in a minor adverse impact on the appearance of the property in isolation, the proposal is not considered to detract from the overall character of the wider area. The surrounding estate already exhibits a broad range of roofing styles and materials, and the proposal in this case would be no different. The application is considered to comply with General Policy 2 b, c, g, and Environment Policy 42, and given the nature of the works to the roof only, it is not considered to undermine any trees as to warrant any tree retention condition being added, similarly no harm or conflict is expected with Community Policies 7 and 11 or Infrastructure Policy 5 of the Isle of Man Strategic Plan 2016.

9.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE 9.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted).

9.2 Article A10 sets out that the right to appeal is available to: o applicant (in all cases); o a Local Authority; Government Department; Manx Utilities; and Manx National Heritage that submit a relevant objection; and o any other person who has made an objection that meets specified criteria.

9.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10.

9.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required): o any appellant or potential appellant (which includes the applicant); o the Department of Environment, Food and Agriculture, the Department of Infrastructure and the local authority for the area; o any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and o in the case of a petition, a single representative.

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9.5 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given the Right to Appeal. __

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 and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded interested person status and/or rights to appeal.

Decision Made : Permitted

Date: 12.08.2025

Determining Officer

Signed : C BALMER

Chris Balmer

Principal Planner

Customer note

This copy of the officer report reflects the content of the office copy and has been produced in this form for the benefit of our online service/ customers and archive record.