203611

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                                                 25/90525/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 25/90525/B Applicant : Mr & Mrs Andrew & Angelina Corlett Proposal : Removal of existing flat roof lift pod from gable east elevation, reinstatement of gable door, and replacement of roof tiles to match existing Site Address : Cooilbane House Main Road Sulby Isle Of Man IM7 2HR

Principal Planner: Chris Balmer Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 15.07.2025 __

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. Overall, it is considered the proposals would comply with HP15 and would not adversely affect the countryside and therefore comply with EP 1 and Planning Circular 3/91.

Plans/Drawings/Information;

This approval relates to the submitted documents and drawing all received on 19.06.2025. __

Right to Appeal

It is recommended that the following organisations should NOT be given the Right to Appeal:

Local Authority - No Objection __

Officer’s Report

1.0 SITE

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                                                 25/90525/B
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1.1 The application site comprises the residential curtilage of Cooilbane House, Main Road, Sulby which is a detached dwelling located on the northern side of Main Road in Lezayre. The site is approximately 150 metres west of Sulby Village.

1.2 The site contains a two storey detached traditional dwelling and an adjacent two storey outbuilding. A significant proportion of the site is covered by mature trees, including mature trees and landscaping along the southern boundary adjacent to Main Road.

2.0 PROPOSAL 2.1 This application seeks approval for the removal of existing flat roof lift pod from gable east elevation, reinstatement of gable door, and replacement of roof tiles to match existing.

3.0 DEPARTMENT POLICIES 3.1 n terms of land use designation the application site is located within wider areas of land that are designated as i) woodland; and ii) high landscape or coastal value and scenic significance under the Isle of Man Planning Scheme (Development Plan) Provisional Order 1982. The site is not within a Conservation Area or within a High Flood Risk area.

3.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of this current planning application:

3.3 Environmental Policy 1: "The countryside and its ecology will be protected for its own sake. For the purposes of this policy, the countryside comprises all land which is outside the settlements defined in Appendix 3 at A.3.6 or which is not designated for future development on an Area Plan. Development which would adversely affect the countryside will not be permitted unless there is an over-riding national need in land use planning terms which outweighs the requirement to protect these areas and for which there is no reasonable and acceptable alternative."

3.4 Housing Policy 15 states: "The extension or alteration of existing traditionally styled properties in the countryside will normally only be approved where these respect the proportion, form and appearance of the existing property. Only exceptionally will permission be granted for extensions which measure more than 50% of the existing building in terms of floor space (measured externally)."

3.6 Planning Circular 3/91 - Guide to the Design of Residential Development in the Countryside

4.0 PLANNING HISTORY 4.1 The previous planning applications are considered relevant in the assessment and determination of this application;

4.2 Certificate of Lawful Development for disability lift and access - 21/00128/LAW - APPROVED

4.3 Alterations and erection of extension to dwelling -13/00252/B - APPROVED

4.4 Erection of a car port - 10/01606/B - APPROVED

4.5 Alterations and extensions to dwelling (amendment to previously approved 01/1474) - 02/01199/B - APPROVED

4.6 Conversion of ground floor to residential, extension and installation of timber sliding sash windows to replace existing - 01/01474/B - APPROVED

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                                                 25/90525/B
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4.7 Change of use to retail gift/craft outlet - 94/01802/C - APPROVED

5.0 REPRESENTATIONS 5.1 Lezayre Parish Commissioners have no objection (11.07.2025).

5.2 Forestry (DEFA) comment (24.06.2025): "Thank you for consulting with us and we have now had an opportunity to make a cursory review of the proposal and have the following comments.

There are a number of registered trees on the site but it would appear that the likely construction would have little impact upon any retained trees.

As such we have no objection at this juncture to this proposal in its current form.

If you were minded to approve this application we would ask for standard tree retention conditions to be applied."

6.0 ASSESSMENT 6.1 The main issues are the potential visual impact of the development upon the countryside/landscape and individual dwelling.

6.2 Currently, the dwelling is partially apparent from public views, albeit, the road side boundaries taking the form of stone wall with mature vegetation behind reduce the appearance of the property. Furthermore, more distance views of the property are further reduced by siting mature landscaping/trees to east and west of the site.

6.3 The existing dwelling is a two storey traditional style farmhouse style property with Manx stone finishes, slate roof, vertically proportion windows and gable chimneys. The existing property is traditional in form and appearance and it is considered HP 15 requires consideration.

6.4 The proposal would result in a reduction in floor area given the proposal includes the removal of the two storey side extension (accommodated lift). The removal of this extension would be beneficial to the visual amenities of the property and comply with HP15. The replacements of the existing slate roof with new slate (reclaimed where possible) again raises no concern.

6.5 It is considered the proposals would not adversely affect the countryside as per the requirements of Environment Policy 1. Furthermore, the works themselves are considered to respect the proportion, form and appearance of the existing property as required by Housing Policy 15 and Planning Circular 3/91.

6.6 In relation to the impact upon trees the Forestry Division has indicated that the potential impact would not be significant. Accordingly, it is not considered the suggested tree retention condition is required to the attached. The removal of any tree would still require a tree felling licence

7.0 CONCLUSION 7.1 Overall, it is considered the proposals would comply with HP15 and would not adversely affect the countryside and therefore comply with EP 1 and Planning Circular 3/91. It is recommended that the application be approved.

8.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE

8.1 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

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(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).

8.2 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.

8.3 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.

8.4 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.

8.5 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: 21.07.2025

Determining Officer

Signed : J SINGLETON

Jason Singleton

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.