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22/00780/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 22/00780/B Applicant : Mr Lee Penrose Proposal : Alterations including replacement roofing and installation of dome roof windows to outbuilding Site Address : California Cottage Glen Road Colby Isle Of Man IM9 4NU
Planning Officer: Mrs Vanessa Porter Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 07.10.2022 __
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.
This application has been recommended for approval for the following reason. The proposal complies with General Policy 2 of the Isle of Man Strategic Plan 2016 and in turn the Residential Design Guidance 2021.
Plans/Drawings/Information;
This decision relates to the following plans and drawings, date stamped received on 24th June 2022; o Drawing No. PA/01
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Interested Person Status - Additional Persons
None __
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22/00780/B Page 2 of 4
Officer’s Report
THE APPLICATION SITE
1.1 The application site is within the curtilage of California Cottage, Glen Road, Colby, which is an early 2000's cottage situated to the Western side of Glen Road.
1.2 Due to the topography of the site, the dwelling and the store are situated below road level.
THE PROPOSAL
2.1 The current planning application seeks approval for the replacement of the existing metal roof sheeting with a polycarbonate roof and 4 dome roof lights.
PLANNING HISTORY
3.1 The previous applications are not relevant in the assessment of this application.
PLANNING POLICY
4.1 The site lies within an area zoned as "Predominately Residential" under the Area Plan for the South, Map 6 - Colby/Ballabeg. The site isn't within a Flood Risk Zone but is within a Conservation Area.
4.2 Given the nature of the of the land designation and the property being within a Conservation Area, Section 18(4) of the Town and Country Planning Act (1999) is the most relevant in the assessment of this application. Followed by paragraph 7.29.2 and Environment Policy 35 of the Isle of Man Strategic Plan, which set out development in Conservation Areas will only be permitted where they preserve or enhance the character and appearance of the area.
REPRESENTATIONS
5.1 The following representations can be found in full online;
5.2 No comments have been received from Highway Services at the time of writing this report.
5.3 Arbory Commissioners have considered the proposal and state they have no objection. (02.08.22)
ASSESSMENT
6.1 The main issues to consider in the assessment of this planning application are:
6.2 SECTION 18(4) TEST
6.2.1 Due to the proposed works being in a Conservation Area it is necessary to test the application under section 18(4) of the Town and Country Act (1999), see section 4.2 of this report, on whether the works preserve or enhance the Conservation Area.
6.2.2 The proposed works, due to where they are situated are within a very public vantage point, whilst this is the case, there is no footpath directly outside the structure and as such, any views will be whilst driving past, as such will the works will be a noticeable change this
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22/00780/B Page 3 of 4
change will minimally alter the Conservation Area. This is due to the main part of the works, which add to the conservation area, the stone work, still being in place.
6.2.4 With the above in mind the works will pass the Section 18(4) test by preserving the Conservation Area.
6.3 CHARACTER AND APPEARANCE
6.3.1 When looking at the character and appearance of the proposed works on the surrounding area, the main impact would be making sure that the works preserve or enhance the Conservation Area.
6.3.2 The change from metal roofing to polycarbonate, is an appropriate change for the structure and due to its location, it will mostly be the sides and the tops of the roof lights which will be seen. Overall the proposed change is acceptable for the character and appearance of the surrounding area.
CONCLUSION
7.1 The proposed roofing works are acceptable in terms of their form, mass and design which preserves the overall Conservation Area and as such complies with Section 18(4) of the Town and Country Act (1999) and Environment Policy 35 of the Isle of Man Strategic Plan 2016.
INTERESTED PERSON STATUS
8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: (a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.
8.2 The decision maker must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed above who should be given Interested Person Status __
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.
Decision Made : Permitted
Date: 07.10.2022
Determining officer
Signed : J SINGLETON
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22/00780/B Page 4 of 4
Jason Singleton
Principal Planner
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