228139

==== PAGE 1 ====

24 September 2014 14/00842/B Page 1 of 4 PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 14/00842/B Applicant : James Gerard Rooney Proposal : Re-slating of roof, removal of chimney stacks on rear outlet and installation of two roof lights Site Address : 15 Christian Road Douglas Isle Of Man IM1 2QH

Case Officer : Mr Trevor Wilson Photo Taken :

Site Visit :

Expected Decision Level :

Officer Delegation

Officer’s Report

APPLICATION SITE

The application site at No. 15 Christian Road, Douglas, is located just off Bucks Road opposite Finch Hill House and consists of a late Victorian mid-terrace three storey property.

The site lies within the Windsor Road Conservation Area.

THE PROPOSAL

The application seeks planning approval for the removal and re-slating of the entire roof including the rear elevation annexe roof. Additionally, the works are to include the replacement of the two rooflights located on either pitch along with the demolition of the chimney stack located to the rear annexe.

PLANNING HISTORY

06/00608/B Installation of timber sliding sash windows. Permitted.

PLANNING POLICY

The Douglas Local Plan 1998 identifies the area as being predominantly residential.

The following policies in the Isle of Man Strategic Plan 2007 are considered 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: (a) is in accordance with the design brief in the Area Plan where there is such a brief; (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (c) does not affect adversely the character of the surrounding landscape or townscape;

(d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;

==== PAGE 2 ====

24 September 2014 14/00842/B Page 2 of 4 (e) does not affect adversely public views of the sea; (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; (g) does not affect adversely the amenity of local residents or the character of the locality; (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; (j) can be provided with all necessary services; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption.'

Environmental Policy 35 of the Isle of Man Strategic Plan 2007 states:

'Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development.'

Policy CA/2 of Planning Policy Statement 1/01 "Conservation of the Historic Environment" is relevant. It places emphasis on the need to consider the impact of development proposals upon the special character of the Conservation Area.

REPRESENTATIONS

Douglas Borough Council - no objection.

ASSESSMENT

Both the lack of access in conjunction with an inability to view the roof from ground level makes a full assessment of the existing roof's condition difficult, however, from the photocopied image provided by the applicant, an appraisal was possible. The roof is currently slated with what appears to be Welsh Blue slate and given the presence of numerous lead 'Tingles', it is evident that the roof is displaying some degree of nail fatigue which will deteriorate further over time unless addressed. As suggested by the applicant, removing the existing slates and re-using them to the front elevation, whilst reslating the rear with Spanish Cupa slates, is both a more cost efficient and effective manner of reslating the roof whilst retaining its period aspect to the front elevation. Similar to above, the existing metal skylights are to be replaced with larger modern Conservation pattern Velux units which, though slightly larger, will be both proportionally suitable and out of sight from street level. With respect to the existing rear annexe chimney, photographic evidence suggests this was once possibly a former wash-house chimney which is now non-functional. Given the chimney's location to the rear of the property, coupled with its position on the rear annexe, as opposed to the main roof, its absence would not adversely affect the character of the Conservation Area. This application has been assessed in accordance with current planning policies as outlined above and has taken into consideration the perceived need to demolish the chimney stack. Accordingly it is recommended that the application be approved.

RECOMMENDATION

==== PAGE 3 ====

24 September 2014 14/00842/B Page 3 of 4 10. It is recommended that the application is permitted.

PARTY STATUS 11. Persons owning or residing in land or buildings which physically adjoin the site.

The local authority, Douglas Borough Council, is by virtue of the Town and Country Planning (Development Procedure) Order 2013, paragraph 6 (4) (e), considered "interested persons" and as such should be afforded party status.

The Highways Service is granted interested party status under the Town and Country Planning (Development Procedure) Order 2013 paragraph 6 (4) d.

Recommendation

Recommended Decision:

Permitted

Date of Recommendation:

22.09.2014

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.

--

This approval relates to the Location Drawing Scale 1:1000 and additional information supplied by the applicant;

A5 Colour photographs date stamped 8/7/2014

A3 Black and White Photocopy date stamped 16/7/2014

A4 Velux product catalogue

A4 Cupa product slate brochure

==== PAGE 4 ====

24 September 2014 14/00842/B Page 4 of 4 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 : 24th September 2014 Determining officer (delete as appropriate)

Signed : Chris Balmer

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