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25/90659/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 25/90659/B Applicant : Mrs Miranda Bull Proposal : Re-roofing of dwelling house to match garage Site Address : Creg Malin 4 Queens Drive Peel Isle Of Man IM5 1BH
Planning Officer: Vanessa Porter Photo Taken : 03.08.2025 Site Visit : 03.08.2025 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 04.08.2025 __
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. It is concluded that the planning application accords with the provisions set out in General Policy 2 of the Isle of Man Strategic Plan 2016, as such the planning application is recommended for approval.
Plans/Drawings/Information;
This decision relates to the following plans and drawings, date stamped received on 8th July 2025; o Drawing No. 1 o Drawing No. 2 o Tile specification
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Right to Appeal
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25/90659/B
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Officer’s Report
APPLICATION SITE 1.1 The site is within the residential curtilage of Creg Malin, No. 4 Queens Drive, Peel which is a semi-detached bungalow situated to the Western side of Queens Drive.
1.2 Due to the elevation of the streetscene the property is at the same level as it's attached neighbour but at a higher elevation than the neighbour to the North.
PROPOSAL 2.1 The current application proposes the removal of the existing green tiles upon the main dwelling and the re-roofing with grey double roman tiles.
PLANNING POLICY 3.1 The site lies within an area zoned as "Predominantly Residential" on the Peel Local Plan 1989 Order. The property is not within a Conservation Area or a Flood Risk Zone.
3.2 Given the nature of the site and the land designation, the most relevant Isle of Man Strategic Plan policies would be General Policy 2 which sets out the general standards towards acceptable development.
PLANNING HISTORY 4.1 The previous applications are not relevant in the assessment of this application.
REPRESENTATIONS 5.1 Highway Services and Peel Town Commissioners were consulted on the 9th July 2025, at the time of writing this report (04.08.25), no consultations have been received.
ASSESSMENT 6.1 Paragraph 8.12.1 of the Isle of Man Strategic Plan 2016 states that there will be a general presumption in favour of extensions or alterations to existing properties where such works would not have an adverse impact on either adjacent properties or the surrounding street scene in general.
6.2 A site visit was undertaken to the site, which showed that the surrounding streetscene is a mix of different roof types and finishes, as such the proposal to change the roof tiles to match the existing garage whilst noticeable in the streetscene, ultimately is unlikely to impact the character and appearance of the property within the streetscene nor the streescene as a whole.
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.
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.
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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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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: 05.08.2025
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.
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25/90659/B
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