227743

==== PAGE 1 ====

11 September 2014 14/00901/B Page 1 of 3 PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 14/00901/B Applicant : Mr Patrick McNamara Proposal : Installation of replacement roof tiles to dwelling and garage Site Address : Bridge House West Baldwin Isle Of Man IM4 5HA

Case Officer : Miss Melissa McKnight Photo Taken : 13.08.2014 Site Visit : 13.08.2014 Expected Decision Level :

Officer Delegation

Officer’s Report

1.0 THE APPLICATION SITE

1.1 The application site is the curtilage of Bridge House, a large detached property sited on the western side of the B22 in West Baldwin.

2.0 THE PROPOSAL

2.1 The application seeks approval for the installation of replacement roof tiles and removal of chimney stack.

2.2 The existing roof tiles are a light brown/red shingle and proposed is Tuscan coloured 20/20 interlocking sandtoft clay roof tiles.

3.0 PLANNING HISTORY

3.1 The application site has been the subject of two previous planning which are not considered materially relevant to the assessment of this current planning application.

4.0 PLANNING POLICY

4.1 The application site is within an area zoned as 'White Land' 'Open Space' under the Braddan Local Plan 1991.

4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains two policies that are considered materially relevant to the assessment of this current planning application:

General Policy 3 states: "Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of: (a) essential housing for agricultural workers who have to live close to their place of work; (Housing Policies 7, 8, 9 and 10); (b) conversion of redundant rural buildings which are of architectural, historic, or social value and interest; (Housing Policy 11); (c) previously developed land which contains a significant amount of building; where the continued use is redundant; where redevelopment would reduce the impact of the

==== PAGE 2 ====

11 September 2014 14/00901/B Page 2 of 3 current situation on the landscape or the wider environment; and where the development proposed would result in improvements to the landscape or wider environment; (d) the replacement of existing rural dwellings; (Housing Policies 12, 13 and 14); (e) location-dependent development in connection with the working of minerals or the provision of necessary services; (f) building and engineering operations which are essential for the conduct of agriculture or forestry; (g) development recognised to be of overriding national need in land use planning terms and for which there is no reasonable and acceptable alternative; and (h) buildings or works required for interpretation of the countryside, its wildlife or heritage."

Environment Policy 1 states: "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".

5.0 REPRESENTATIONS

5.1 Marown Parish Commissioners have no objection to the current planning application.

6.0 ASSESSMENT

6.1 The main issue to consider in the assessment of the application is the impact upon the character and appearance of the dwelling and the street scene in general.

6.2 A number of trees that are within close proximity to Bridge House have overgrown which has resulted in a lack of light onto parts of the roof resulting in some areas suffering from constant damp and causing the wooden shingles of the roof tiles to rot.

6.3 The proposed roof tiles would be finished in a Tuscan colour and would be fairly similar to the original colour of the existing roof tiles, albeit slightly darker. It is considered that the replacement roof tiles would not significantly alter the appearance of the property or affect its appearance within the street scene.

7.0 RECOMMENDATION

7.1 For the reasons outlined above, the replacement of the existing roof with the roof tiles proposed is deemed acceptable and the planning application is recommended for approval.

8.0 PARTY STATUS

8.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure) (No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application, Highway Services, and the Local Authority in whose district the land the subject of the application sits.

Recommendation

==== PAGE 3 ====

11 September 2014 14/00901/B Page 3 of 3 Recommended Decision:

Permitted

Date of Recommendation:

08.09.2014

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal O : Notes attached to refusals

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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

C 2. The roof must be finished in Tuscan 20/20 interlocking sandtoft clay roof tiles.

Reason: In the interests of the character and appearance of the site and surrounding area.

--

This approval relates to Location Plan, Site Plan, Photograph showing the existing roof and replacement roof tile details date stamped as received on 28th July 2014.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer.

Decision Made : Permitted Date : ...

Determining officer (delete as appropriate)

Signed :... Chris Balmer

Senior Planning Officer

Signed :... Sarah Corlett

Senior Planning Officer

Signed :... Michael Gallagher

Director of Planning and Building Control

Signed :... Jennifer Chance

Head of Development Management