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Application No.: 25/90223/B Applicant: Mrs Nichola Scarffe Proposal: Re-roofing of existing dwellinghouse Site Address: 18 Laurys Avenue Ramsey Isle Of Man IM8 2HE Planning Officer: Hamish Laird Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 29.04.2025 _________________________________________________________________
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.
The planning application is acceptable in visual terms and would not result in harm the use and enjoyment of neighbouring properties. The proposals would comply with the provisions of General Policy 2 in the Isle of Man Strategic Plan 2016, and the application is recommended for approval.
Plans/Drawings/Information;
The development shall be carried out in accordance with the following drawings and documents: Location Plan @ scale 1:1,250 showing site edged red; Site Plan @ scale 1:500 showing site edged red; Drawing No. 2 - Proposed Floor Plan; Drawing No. 4 - Proposed Front Gable Elevation; Drawing No. 6 - Proposed Front Elevation; Drawing No. 8 - Proposed Rear Gable Elevation; Drawing No. 10 - Proposed Rear Elevation; Redland 50 Double Roman Roofing details:
date stamped received on 28 February, 2025. _________________________________________________________________
Right to Appeal
It is recommended that the following organisations should NOT be given the Right to Appeal: Department of Infrastructure Highways Services - No objection. Ramsey Town Commissioners - No objection.
_________________________________________________________________ Officer’s Report
1.0 THE SITE - 1.1 The application site comprises a single-storey, detached residential dwelling of roughcast render walls under a pitched double roman, concrete, tiled roof with a chimney protruding through the SE side roof-slope. It has an attached flat-roofed ground floor west-side car port and rear (south facing) conservatory extension. It stands in a row of similar single storey dwellings located on the southern side of Laurys Avenue. It is located within the settlement boundary for Ramsey. The surroundings are residential.
2.0 THE PROPOSAL - 2.1 Proposed is the re-roofing of the existing dwelling using Redland 50 Double Roman concrete tiles, colour Breckland Brown with no increase in the existing 4.5m ridge height. The tile colour was confirmed by an email received from the apparition on 29/4/25, and which has been added to the application file. - 2.2 This would involve stripping the existing concrete plain tiles from the roof slopes, making the roof structure weatherproof and re-roofing the main roof structure over the dwelling.
3.0 PLANNING POLICY - 3.1 The site lies within an area designated on the Draft Area Plan for the North and West
(2020) as Proposed Residential.
3.2 The site is not in a Flood Risk Area or Conservation Area and none of the buildings or trees on site is Registered. - 3.3 As such, the following parts of the Strategic Plan are relevant:
General Policy 2: "Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:
4.0 PLANNING HISTORY - 4.1 87/00139/B - Construction of carport, 18 Laurys Avenue, Ramsey - Permitted.
5.0 REPRESENTATIONS - 5.1 Ramsey Town Commissioners comment - "Ramsey Town Commissioners have no objection to this proposal." (20/3/25) - 5.2 Highways Services - comment that they have no highway interest in these proposals. (10/11/25)
5.3 No third party (neighbour) representations had been received by the Report drafting stage (23/4/25).
6.0 ASSESSMENT - 6.1 The fundamental issues to consider in the assessment of this planning application are: (i) Visual impact of the proposed development and the relationship with adjoining Registered Buildings; (GP2 b, c) - 6.2 Visual impact The proposed works would be considered to be minor alterations to the external appearance of the property, albeit they could completely alter its appearance in that the replacement tiles would be new, its character would remain the same. The existing main roof is in poor condition and requires replacement. The dwelling is presently roofed in Redland 50 Double Roman concrete tiles, and it is proposed to replace these like-for-like in the colour Breckland Brown. - 6.3 It is considered that these alterations are acceptable in principle. The main visual change would be the new appearance of the tiles for the main roof, which would weather down over time and are effectively repairs that would assist in extending the life of the property as a habitable dwelling. The proposed colour, Breckland Brown is considered to be acceptable and reflects the existing tile colouring of other, similar dwellings in the street. The tile colour was confirmed by an email received from the apparition on 29/4/25. The replacement of the roof with these tiles is acceptable and accords with the provisions of Policy GP2 b) and c) in the Isle of Man Strategic Plan 2016. - 6.4 Neighbouring amenity Given the small scale of the works which are effectively limited to the main dwellings roof, the proposed works would not have an adverse visual impact on the property when viewed from the surrounding neighbouring properties, and would not result in any harm to adjoining occupants residential amenities - such as appearing overbearing, resulting in a loss of light and privacy, or loss outlook from neighbouring dwellings. This accords with Policy GP2 (g) of the Isle of Man Strategic Plan 2016.
7.0 CONCLUSION - 7.1 It is concluded that the planning application would be acceptable in visual terms and not harm the use and enjoyment of neighbouring properties. The proposals would comply with the provisions of General Policy 2 in the Isle of Man Strategic Plan 2016. The application is recommended for approval.
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:
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):
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: 30.04.2025 Determining Officer
Signed : C BALMER Chris Balmer Principal Planner
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