Officer Report

Application No.: 15/00277/B Applicant: Mr Theodore Matthews Proposal: Installation of replacement roof tiles to stable block Site Address: Field 230253 Orrisdale Road Orrisdale Kirk Michael Isle Of Man Case Officer : Miss Melissa McKnight Photo Taken: 26.03.2015 Site Visit: 26.03.2015 Expected Decision Level: Officer Delegation

Officer’s Report

1.0 INTRODUCTION - 1.1 The application for planning approval form states that the existing and proposed use of the site is stables. However on a site visit to the application site it was noted that the internal layout of the building, items being stored and services being provided within the building did not lend itself to a typical stable block and it appeared that the building was being converted to a dwelling. The assessment and recommendation of this planning application will be on the basis that the building it is to continue as use for stables. The applicant has been written to informing them of the matter and the alleged breach which will be passed onto the planning enforcement team for further investigation.

2.0 THE APPLICATION SITE - 2.1 The application site is the curtilage of a stable block within Field No. 230253 which is located on the eastern side of Orrisdale Road, Orrisdale. - 2.2 The stable block sits on a concrete apron and comprises four stables within.

3.0 THE PROPOSAL - 3.1 This planning application seeks approval to replace the existing roof tiles with imitation slate roof tiles. - 3.2 A sample of the proposed roof tile has been provided.

4.0 PLANNING HISTORY - 4.1 In 2013, planning approval was granted under PA 13/00287/B for the re-siting existing field access. Previous to this, approval in principle was granted to erect a dwelling and garage to the western part of the field under PA 84/01046/A. There was no subsequent reserved matters application submitted. - 4.2 In terms of the stable block, there appears to be no planning history for the building.

However from aerial photographs dating back to 2001 the building has been in situ for 14 years and therefore the building is lawful the even though no certificate of lawful development has been sought.

5.0 PLANNING POLICY - 5.1 The application site lies within an area zoned as an area of High Landscape or Coastal Value and Scenic Significance under the 1982 Isle of Man Development Plan. - 5.2 The Isle of Man Strategic Plan 2007 contains three policies that are considered specifically material 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(1) which contains a significant amount of building; where the continued use is redundant; where redevelopment would reduce the impact of the 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 overriding 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."

• Environment Policy 2 states: "The present system of landscape classification of Areas of High Landscape or Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that:

6.0 REPRESENTATIONS - 6.1 Michael Parish Commissioners have no objection to the current planning application (07/04/2015).

- 7.0 ASSESSMENT

7.1 The key issue to consider in the assessment of the application is the impact of the proposed roof upon the character and appearance of the building within the surrounding area. - 7.2 On a site visit to the application building it was evident that the existing roof tiles of have become weathered and are in need of replacing to prevent further leaking. - 7.3 The building is set over 85 metres from the highway. The building in its entirety is not visible from the highway given the undulating topography and screening along the western boundary of the site, however the upper section of the building is visible. - 7.4 The new proposed roof tiles would be a significant visual improvement over the existing concrete interlocking roof tiles, as the imitation slate would somewhat represent an element of traditional material often found upon rural buildings in the countryside. Therefore what is proposed under this scheme is deemed acceptable.

8.0 RECOMMENDATION - 8.1 Overall, it is concluded that the planning application is in accordance with the provisions set out in General Policy 3, Environment Policy 1 and 2 of the Isle of Man Strategic Plan 2007 and is for approval.

9.0 PARTY STATUS - 9.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 the following persons are automatically interested persons:

• (a) The applicant, or if there is one, the applicant's agent;
• (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested;
• (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material;
• (d) The Highways Division of the Department of Infrastructure; and
• (e) The local authority in whose district the land the subject of the application is situated.

Recommendation Recommended Decision: Permitted Date of Recommendation: 13.08.2015 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 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 location plan and Ref 1, 2, 3, 4, and 5 and proposed roof tile sample all date stamped as received 10th March 2015.

I confirm that this decision accords with the appropriate Government Circular delegating functions to the Director of Planning and Building Control.

Decision Made : Permitted Date : 17.09.2015 Determining officer

Signed :………M GALLAGHER.. Michael Gallagher Director of Planning and Building Control