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25/90564/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 25/90564/B Applicant : Mr & Mrs Roger & Janet Clark Proposal : Removal of roof lights, replacement of roof tiles and guttering, amendments to chimney pots, exterior doors and windows Site Address : Traie Heen Church Road Port Lewaigue Ramsey IM7 1AG
Technical Officer: Tom Sinden Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 18.08.2025 __
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.
N 1. Care should be taken while undertaking roof repair works in the areas noted on the Manx Bat Group's Report dated July 2025. The Ecosystems Policy Team or the Manx Bat Group should be contacted if evidence of Bat Roosts is discovered.
This application has been recommended for approval for the following reason. The proposals are judged to be in accordance with General Policy 2 of the IOM Strategic Plan 2016 as the scale, form and design of the building is being respected. It is also judged that the nature of the works would not affect adversely the character of the surrounding landscape and would not affect adversely the protected wildlife on the site. With the above factors in mind, the application is judged to be acceptable.
Plans/Drawings/Information;
This decision relates to drawings 2025-208-001rev1, 2025-208-002rev1, 2025-208-006, 2025- 208-007, 2025-208-008, 2025-208-012, 2025-208-013, 2025-208-014 and 2025-208-015, together with the other supporting information received 3rd June 2025.
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25/90564/B
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Right to Appeal
It is recommended that the following organisations should NOT be given the Right to Appeal:
Garff Commissioners: No objection
DEFA Ecosystems Policy Team: Member of DEFA and therefore cannot be given the Right to Appeal. __
Officer’s Report
1.0 THE SITE
1.1 The site is Traie Heen, Church Road, Port Lewaigue. The property is a substantial detached dwelling on a sloping site within an area of mature landscaping. With elements dating from the 19th century, the property has been the subject of various alterations to its form and finishes during its lifetime.
2.0 THE PROPOSAL
2.1 This application seeks approval to undertake various alterations to the property including the removal of roof lights, replacement of roof tiles and guttering, amendments to chimney pots, exterior doors and windows.
2.2 The existing concrete roof tiles are proposed to be replaced with Welsh natural slate tiles, existing roof lights removed entirely and fascias, soffits and barge boards are proposed to be replaced with Victorian style UPVC, with cast iron style rainwater goods.
2.3 Parapet detailing is proposed to be introduced to the existing bay window structure roofs on the northern elevation. The existing exterior walls and sides of chimney stacks are proposed to be repaired and redecorated utilising lime renders and mineral paints. The proposed bay window parapet roofs are proposed to be finished with Code 6 lead sheet coverings. Finally in terms of the elevational proposals, a faux arch and parapet detail is proposed to be introduced to the northern elevation.
2.4 With regard to the windows and doors, several existing windows are proposed to be refurbished, and replacement windows identified shall be of a similar material. "Heritage" vertical sliding sash windows are proposed to be introduced where replacement windows are identified. Solid mullion details are proposed to be reinstated to windows on the western elevation as indicated on the plans. Several window apertures are proposed to be reinstated to their original dimensions and proportions, with similar "Heritage" vertical sliding sash windows being installed. The modern entrance doors are proposed to be removed and replaced with reclaimed timber Victorian doors with side and top lights, which is intended to provide original character of the original units.
3.0 PLANNING CONSIDERATIONS
3.1 The site is defined as low density housing in parkland on the 1982 Development Plan. The property is not located within a Conservation Area. While the building itself is not at risk of flooding, areas of the curtilage are noted as at high and low likelihood of surface water flooding according to the Department of Infrastructure Flood Risk Viewer.
3.2 National policy: THE ISLE OF MAN STRATEGIC PLAN 2016
General Policy 2
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25/90564/B
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Infrastructure Policy 5 Community Policy 7, 10 & 11.
4.0 PLANNING HISTORY
4.1 The only application on the Department's electronic database is the erection of a new dwelling on part of the site's historic curtilage under 08/01651/B.
5.0 REPRESENTATIONS
Copies of representations received can be viewed on the government's website. This report contains summaries only.
5.1 DEFA Ecosystems Policy team initially commented requesting an assessment for the possible presence of bats. Following submission of this information, the Ecosystems Policy Team made the following comments:-
The Ecosystem Policy Team can confirm that the Manx Bat Group's (MBG) Bat Survey Report dated July 2025 is all in order and that a suitable level of assessment has been undertaken. The MBG found no evidence of bats within the property and determined that mitigation was not required. However, 2 potential roost features were found around the roof, as identified on pages 5 & 6 of the MBG report, and the client must make sure to take care in these areas. Tiles should be removed carefully away, and not rolled, compressed, levered or sprung to avoid potential harm to bats which may be present underneath and should any bats, or evidence of bats, such as droppings be found, the work should stop and the Ecosystem Policy Team (651577) or the Manx Bat Group (366177) be contacted for advice on how to proceed (8.8.2025).
5.2 Garff Commissioners - The commissioners have no objection to this proposal. There is a consensus agreement that the proposed plans in particular the roof tiling are necessary to make the property habitable after a sustained period of neglect. The board support the resurrection of the original design of this property and appreciate the use of refurbished heritage style cills and reclaimed timber Victorian character doors (12.6.2025).
6.0 ASSESSMENT
6.1 As mentioned in section 1.1, this property has been the subject of various alterations both to its overall form and to its windows/doors. This is further evidenced by the historic and existing photographs within the statement that has been submitted in support of this application. The overall intension is to restore some of the property's historic detailing and material finishes.
6.2 The proposed replacement of the existing concrete roof tiles with Welsh slate tiles is judged to be entirely appropriate. The replacement of the soffits/fascias and bargeboards with Victorian style UPVC elements, together with the introduction of cast iron style rainwater goods, is also judged to be appropriate given the existing arrangement. Whilst traditional materials would be preferable, it is acknowledged that even in conservation areas the Department's Policy permits UPVC, and therefore in this location it must also be acceptable.
6.3 On the elevations, the application proposes to introduce parapet detailing to the left hand three-storey bay on the north elevation, as well as to the two storey bay to the far left of the north elevation. In addition to this, a faux arch is proposed on the north elevation, and the building's external walls are to be repointed/rendered in lime-based mortar and appropriate breathable paint. Masonry mullions are also proposed to be reintroduced in several window openings. When judged against the historic detailing and form of the building, the elevational treatments within the application are judged to be well-intentioned and to be successful in
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restoring elements of the building's character. The restoration of the historic masonry mullions and the use of natural slate tiles on the roof are particularly positive proposals. Overall it is considered that all of the proposals to the elevations and the roof would respect the scale and design of the building in accordance with general policy 2.
6.4 The application also proposes to assess the condition of the existing windows, repair where possible and replace where necessary. Although the proposed replacement windows would be in UPVC, the approach proposed together with the sliding sash style and opening method would fully comply with the conservation area windows policy. Although this historic property is not within a conservation area, the accordance with this policy is judged to be a positive reflection of the proposals, which are judged to comply with general policy 2 as a result. The proposed replacement of the existing door with a reclaimed Victorian style painted timber door is judged to be very positive.
6.5 Given the nature and scale of the proposals, the application is judged to comply with Infrastructure Policy 5 as well as Community Policies 7, 10 and 11 of the IOM Strategic Plan 2016.
6.6 The Ecosystems Policy Team have noted that care should be taken in two specific areas in terms of possible roost locations. With this in mind, it is suggested that a note be added to any approval reflecting this advice.
CONCLUSION
7.1 The proposals are judged to be in accordance with General Policy 2 of the IOM Strategic Plan 2016 as the scale, form and design of the building is being respected. It is also judged that the nature of the works would not affect adversely the character of the surrounding landscape and would not affect adversely the protected wildlife on the site. With the above in mind, 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 (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.
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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: 18.08.2025
Determining Officer
Signed : J SINGLETON
Jason Singleton
Principal Planner
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