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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 24/91363/B Applicant : Mrs Mary Craven Proposal : Alterations to detached store including replacement metal profile roof with slate and solar panels, new doors and windows, and new garage door Site Address : Thie Gennal Foxdale Road St Johns Isle Of Man IM4 3AP

Planning Officer: Lucy Kinrade Photo Taken :

Site Visit : Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 08.01.2025 __

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.

C 2. The replacement garage doors hereby approved shall not open over any part of the highway.

Reason: To ensure no obstruction to the highway or any highway user in the interest of highway safety.

This application has been recommended for approval for the following reason. The proposal is considered to have an acceptable visual and amenity impact in line with General Policy 2 and the principles of those policies in the alteration of rural buildings EP16, HP11 and HP15 and subject to a condition in respect of the garage doors is considered to have an acceptable highway safety impact in line with General Policy 2 (h and i) of the IOM Strategic Plan 2016.

Plans/Drawings/Information; This approval relates to the following information: o Drawing numbers: 01, 02, 03, 04 o 2 x solar panel specification details

• All date received 02/12/2024 Right to Appeal

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It is recommended that the following organisations should NOT be given the Right to Appeal: o Department of Infrastructure Highway Services - No objections __

Officer’s Report

1.0 THE APPLICATION SITE 1.1 The application relates to an existing garage building belonging to 'Thie Gennal', St Johns an existing dwelling located on the western side of Foxdale Road and adjacent to St Johns Football Club. The existing dwelling is set back from the main road with an area of driveway between the house and garage. The garage has a gable end fronting onto the highway. There is parking available for 2+ vehicles off the road albeit some may be in tandem.

1.2 The existing garage building is built of Manx stone and painted, it has timber windows and doors across its elevations and these appear original openings. The building appears to have been altered and made good in the past, its end gables and some of the upper walls have been made good with timber cladding where Manx stone is missing. The end gable facing the road has cladding up to its peak and includes an up and over garage door. The roof of the building is pitched wrinkly tin.

2.0 THE PROPOSAL 2.1 Proposed are a number of works to upgrade the existing garage building including: o Replacement of tin roof with slate effect roof with solar panels. o Replacement of the timber cladding with new upvc cladding o Replacement of windows and doors with new upvc replacements o Replacement of garage door with new side hinge doors.

3.0 PLANNING HISTORY 3.1 To the other side of the main dwelling is another outbuilding which was approved in 2012 under PA 12/00646/B for the erection of a replacement outbuilding to providing a garden store, an outside WC and a small home office which opens out on to a rear decking area. In 2018 under 18/00608/B, this building was approved for its additional use as tourist accommodation for no more than 6 weeks a year.

4.0 PLANNING POLICY 4.1 Local Area Plan - St Johns Local Plan 1999. Land use designation - Residential. The main road is recognised as being at some surface water risk, but the site is not recognised as being at any risk. There are no registered trees and the site is outside of the St Johns Conservation Area.

4.2 The following policies of the Isle of Man Strategic Plan 2016 are considered most relevant: o Strategic Policy 5 - new development make positive contribution o General policy 2 - general development standards including visual and neighbouring amenity and highway safety o Transport Policy 4 and 7 - highway and parking standards o Community Policies 7 and 11 - criminal activity and fire spread o Infrastructure Policy 5 - water conservation

4.3 Although not strictly relevant we may also consider the principles of: o Environment Policy 16, Housing Policy 11 and Housing Policy 15 - each set out some general standards and principles towards best altering traditional rural buildings.

4.4 The Residential Design Guidance 2021 - local distinctiveness, architectural details and neighbouring amenity.

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5.0 REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only. 5.1 Department of Infrastructure (DOI) Highways Division - no highways interest (09/12/2024 and 17/12/2024)

5.2 The following have also been consulted but no response received as of 08/01/2025: o Patrick Commissioners

5.3 Neighbours' views - No comments received.

6.0 ASSESSMENT 6.1 The key matters to consider in the assessment of the application are: o Visual impact on the existing building and streetscene o Amenity impact on any neighbours o Highway safety

Visual Impact on Existing Building and Streetscene 6.2 Environment Policy 16, Housing Policies 11 and 15 seek the original building to be best maintained and retained to protect its traditional character and quality, and any alterations to be respectful of that original character and identity. The existing garage building in this case is stone built and of traditional form and proportion. It sits gable end on to the road and can be seen on the historic mapping layer pre-dating the main house. It is clear that the existing tin roof and cladding elements are not original and a later addition keeping the building in use. There is a central door and windows across the primary frontage and two smaller openings at the rear, all likely to be original. The end gable facing the road currently has a large up and over garage door and in fill cladding up to eaves none of which is original or traditional. The building is in part considered to be of some heritage interest given its stone materials, form, proportion and siting along the road.

6.3 The proposed works are to replace those wrinkly tin roofing and timber cladding elements that are not original and so the overall impact is not considered to harm or detract from the remaining historic features and interest. None of the works seek to alter any of the existing stone walls or any of the existing openings and the pitched roof proportions are to remain with the central ridge at 3580mm. While it is disappointing that timber window and door materials are not being replicated, these could be replaced under the current Permitted Development Order 2019 without the need for planning approval and so unobjectionable in this case.

6.4 While there will be some visual change to the building within the streetscene insofar as it will appear more modern with its new roof, cladding and inclusion of solar panels, but this is not considered to be unacceptable in this case, and with those stone materials and traditional form and proportion being maintained.

Amenity Impact on Neighbours 6.5 The siting and distance from the neighbours helps to ensure no impact on any neighbouring amenity as a result of the works.

Highway Safety 6.6 The garage is set back slightly from the road edge, whilst the proposal includes for garage doors opening outwards these are not shown to overhang the highway. A condition to ensure this does not happen would also be appropriate to ensure no adverse impact on highway safety or to cause hazard to any passing highway user.

7.0 CONCLUSION

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7.1 The proposal is considered to have an acceptable visual and amenity impact in line with General Policy 2 and the principles of those policies in the alteration of rural buildings EP16, HP11 and HP15 and subject to a condition in respect of the garage doors is considered to have an acceptable highway safety impact in line with General Policy 2 (h and i) of the IOM Strategic Plan 2016.

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.

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 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, and/or rights to appeal.

Decision Made : Permitted Date : 08.01.2025

Determining Officer Signed : S BUTLER

Stephen Butler

Head of Development Management

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