87865

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PLANNING OFFICER REPORT AND RECOMMENDATION

Application No. : 23/00065/B Applicant : Department Of Infrastructure, Public Estates And Housing Proposal : Existing clay roof tiles to be replaced with artificial slates or concrete roof tiles; new uPVC fascia and soffit boards, uPVC rainwater gutters and down pipes; demolition of existing chimneys; new uPVC double glazed external doors and windows; new powder coated garage doors; new profiled steel roof sheets to garage roofs; replacement of fences, gates, satellite dishes and external lights; repairing and repainting of existing render as required Site Address : 1 - 8 The Threshold Jurby Isle Of Man IM7 3BG

Principal Planner: Mr Chris Balmer Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 28.02.2023 __

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. Overall, it is concluded that the planning application accords with the provisions set out in General Policy 2 & Environment Policy 4 of the Isle of Man Strategic Plan 2016 and the Residential Design Guide 2021.

Plans/Drawings/Information;

This approval relates to the submitted documents and drawing all received on 26.01.2023.

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Interested Person Status - Additional Persons

None __

Officer’s Report

1.0 THE APPLICATION SITE 1.1 The application site is the residential curtilages of nr 1 - 8 The Threshold, Jurby. The properties are all two storey semi-detached properties (1930's style).

2.0 THE PROPOSAL 2.1 The planning application seeks approval for the replace roof coverings on all properties. No 01 to 103 Heather Crescent (odd numbers). No 36 to 82 Hazel Crescent (even numbers). Current old slates to be removed. Current hip and ridge tiles to be removed. Redland Richmond roof tiles proposed in two colours as drawing. Redland ridge and hip tiles to match new roof tiles with Redland dry fixing system.

3.0 PLANNING HISTORY 3.1 The previous planning applications on this site is considered relevant in the determination of the current proposal;

3.2 Alterations, removal of existing chimneys, replacement roof tiles, water goods, windows and doors, replacement garage doors and garage roofs and replacement fencing, gates, external lighting and satellite dishes - 9 To 15 & 18 To 24, The Threshold - 22/00190/B - APPROVED

4.0 PLANNING POLICY 4.1 The application site is within an area zoned as Predominantly Residential under the IOM Development Order 1982. The site is not within a Conservation Area.

4.3 In terms of strategic plan policy, the Isle of Man Strategic Plan contains one policy that is considered specifically relevant to the assessment of this current planning application:

4.4 General Policy 2 states: "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; (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;

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(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."

4.5 Environment Policy 4 states: "Development will not be permitted which would adversely affect: (a) species and habitats of international importance: (i) protected species of international importance or their habitats; or (ii) proposed or designated Ramsar and Emerald Sites or other internationally important sites. (b) species and habitats of national importance: (i) protected species of national importance or their habitats; (ii) proposed or designated National Nature Reserves, or Areas of Special Scientific Interest; or (iii) Marine Nature Reserves; or (iv) National Trust Land. (c) species and habitats of local importance such as Wildlife Sites, local nature reserves, priority habitats or species identified in any Manx Biodiversity Action Plan which do not already benefit from statutory protection, Areas of Special Protection and Bird Sanctuaries and landscape features of importance to wild flora and fauna by reason of their continuous nature or function as a corridor between habitats. Some areas to which this policy applies are identified as Areas of Ecological Importance or Interest on extant Local or Area Plans, but others, whose importance was not evident at the time of the adoption of the relevant Local or Area Plan, are not, particularly where that plan has been in place for many years. In these circumstances, the Department will seek site specific advice from the Department of Agriculture, Fisheries and Forestry if development proposals are brought forward."

4.6 Residential Design Guide 2021.

5.0 REPRESENTATIONS 5.1 Highway Services comment (received on 13.02.2023); "After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking. The Applicant is advised that Highway Licences may be necessary for any equipment and materials to be placed within the highway for the duration of the proposed works." 6.0 ASSESSMENT 6.1 The key issue to considerer in the assessment of this planning application is the potential impacts upon the visual amenities of the street scene.

POTENTIAL IMPACTS UPON THE VISUAL AMENITIES OF THE STREET SCENE 6.2 In relation to the proposed works namely the replacement of the existing roof tiles with artificial slate or concrete tiles are considered acceptable an appropriate to the properties and street scene. The site is also not within a Conservation Area. All other works raise no concerns. Accordingly, this aspect of the proposal is considered acceptable.

7.0 RECOMMENDATION 7.1 Overall, it is concluded that the planning application accords with the provisions set out in General Policy 2 & Environment Policy 4 of the Isle of Man Strategic Plan 2016 and the Residential Design Guide 2021 and as such the planning application 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;

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(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.

8.3 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot 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: 03.03.2023

Determining officer

Signed : J SINGLETON

Jason Singleton

Principal Planner

Customer note

This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/ customers and archive records.