DEC Officer Report

Application No.: 23/00050/B Applicant: Mr & Mrs Liam & Rebecca Bove Proposal: Essential roof repairs, to include replacing tiles, batons and felt and chimney stack repairs. Site Address: Lhagagh The Level Colby Isle Of Man IM9 4AG Senior Planning Officer: Mr Jason Singleton Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 23.02.2023

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 planning application is deemed to comply with those sections of General Policy 2 of the IoM strategic Plan

Plans/Drawings/Information; This decision relates to drawings and supporting information submitted on 24 January 2023. _______________________________________________________________

Interested Person Status

Additional Persons

None _____________________________________________________________________________

- 1.0 THE SITE

Officer’s Report

1.1 The application site is the residential curtilage of Lhagagh, The Level Colby which is a two storey detached property centrally located to the north of the Highway / A7 Ballagawne Road.

2.0 THE PROPOSAL - 2.1 Proposed is the Essential roof repairs including batons, felt and replacement of tiles, due to roof leaks. Replacement of current red clay diamond snow tiles (now unavailable) with slate tiles, in keeping with original cottage feature and matching surrounding properties. Both chimney stacks will be repaired.

3.0 PLANNING POLICY - 3.1 The site lies within an area designated on the Area Plan for the South (2013) 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 are 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:

• (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; (g) does not affect adversely the amenity of local residents or the character of the locality".

4.0 PLANNING HISTORY - 4.1 09/00663/B - Installation of replacement windows. Approved.

5.0 REPRESENTATIONS - 5.1 Arbory and Rushen Commissioners does not object (29/04/22) - 5.2 Highways Services do not object (13/02/23)

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; (GP2 b, c)
• (ii) the impact upon the amenities (overlooking, loss of light; over bearing impact, privacy and visual amenity) of the neighbouring properties. (GP2(g,)

6.2 Visual impact The proposed works would be considered to be minor alterations to the external appearance of the property and would be considered an acceptable proposal in principle. The replacement roof riles from red clay ware tiles to grey smooth interlocking tiles would be considered in keeping with those other residential properties surrounding the application site and deemed acceptable in this instance in accordance with General Policy 2. It is noted in the application the existing chimney stacks which form an integral part and feature of the property are to be repaired and not removed, no assessment has been carried out for their removal as this has not been identified as part of this application. - 6.3 Neighbouring amenity Given the small scale of the works that is limited to the roof scape of the property for the installation of replacement roof tiled are not considered to have an adverse visual impact on

the property when viewed from the surrounding neighbouring properties due to its appearance and would not result in a significant adverse visual impact upon the appearance of the building or that of the immediate area.

7.0 CONCLUSION 7.1 For the above reasons, it is concluded that the planning application would not harm the use and enjoyment of neighbouring properties and would comply with the principles of General Policy 2, of the Isle of Man Strategic Plan 2016, and is recommended for approval.

8.0 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: 27.02.2023 Determining officer

Signed : C BALMER Chris Balmer Principal Planner

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