**Document:** DEC Officer Report **Application:** 19/00146/B — Installation of replacement roof tiles **Decision:** Permitted **Decision Date:** 2019-04-30 **Parish:** Lonan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/28679-lonan-22-mines-road-roof-replacement/documents/1038951 --- # DEC Officer Report **Application No.:** 19/00146/B **Applicant:** Robert Mark Quilliam **Proposal:** Installation of replacement roof tiles **Site Address:** 22 Mines Road Laxey Isle Of Man IM4 7NH Planning and Enforcement Assistant: Miss Vanessa Wilson **Expected Decision Level:** Officer Delegation **Recommended Decision:** Permitted **Date of Recommendation:** 23.04.2019 _________________________________________________________________ ## 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. - C 2. Any replacement roof light must match the size of the existing and must be a Conservation or Heritage type and installed with conservation flashings which allow the rooflight to sit flush with the roof plane, or unless otherwise approved by the Department. Reason: to ensure that the rooflight is appropriate to the Conservation Area in which it will sit. ### Plans/Drawings/Information; This decision relates to the following plans and drawings, date stamped received on 13th February 2019: - o Location Plan - o Photo's of Cast Iron Roof Light and Front Elevation - o Plan View of Site This decision also relates to the information received on Cupa12 Spanish Slate roof tiles received on the 16th March 2019 and the additional details received on the 11th April 2019 regarding a replacement alternative for the existing roof light and photos from the rear elevation. ### _______________________________________________________________ ### Interested Person Status – Additional Persons None _____________________________________________________________________________ Officer’s Report THE APPLICATION SITE 1.1 The application site is the residential curtilage of 22 Mines Road, Laxey which is a traditional two storey terraced property located along the western side of Mines Road. - 1.2 The dwellings ground level is the same as that of the adjacent highway; however, the rear garden of the site rises significantly above the roof ridge of the property and continues up to the rear boundary which meets the Manx Electric Railway. - 1.3 22 Mines Road is a traditional two storey semi-detached property with a flat roofed extension to the rear. The dwelling is rendered in white with a slate tiled roof. THE PROPOSAL 2.1 The current planning application seeks approval to replace the existing pitched to the front and rear and the rear flat roof. The proposal seeks to replace the existing pitched roof with Cupa12 Spanish Slates and to replace the existing rear flat roof with a bitumen roof in the same colour as the slates and to replace all existing gutters and down sprouts with a like for like replacement to the rear elevation. Also proposed is the replacement of the existing cast iron roof light on the front elevation. The applicant has stated that if they can refurbish it they will do, in the likelihood that the applicant cannot refurbish the cast iron roof light a modern conservation roof light of the same size and dimensions has been suggested as an alternative. PLANNING HISTORY - 3.1 There is one previous planning application for a garden shed which is not considered to be specifically material in the assessment of the current application. PLANNING POLICY - 4.1 The application site is within an area zoned as an "Area of High Landscape Value and Scenic Significance" identified on the Laxey and Lonan Area Plan (2005), Map No. 1; it is also within the Laxey Conservation Area. Given the nature of the application it is appropriate to consider General Policy 2 and Environment Policy 35 of the Isle of Man Strategic Plan (20th June 2007), Policy L/CRB/PR/4 of the Laxey and Lonan Area Plan Order, and Planning Circular 1/98. 4.2 General Policy 2 of the Isle of Man Strategic Plan 2016 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: - 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; - n) is designed having due regard to best practice in reducing energy consumption." 4.6 Environment Policy 35 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." 4.4 Policy L/CRB/PR/4 of the Laxey and Lonan Area Plan Order states: "Where an area is designated as a Conservation Area, special attention must be paid during the consideration of all planning applications within the Area to the desirability of preserving or enhancing its character or appearance in accordance with the Town and Country Planning Act 1991 (12) (4)". 4.5 Planning Circular 1/98, with reference to buildings in Conservation Areas, states: "If the original windows are in place they should preferably be repaired. If repair is impracticable, replacement windows which would be readily visible from a public thoroughfare must have the same method of opening as the originals. Whatever the material used in the construction, the windows must have the same pattern and section of glazing bars and the same frame sections as the original windows". REPRESENTATIONS 5.1 Highway Services have No Highways Interest in this application (05.3.2019). 5.2 No comments have been received from Garff Parish Commissioners at the time of writing this report. ASSESSMENT 6.1 The replacement of the current roof slates with Cupa12 Spanish slates is unlikely to result in a significant change to the appearance or character of the property. It is unlikely that there will be any impact on visual or other amenity from either of the neighbouring properties. 6.2 The replacement rear flat roof will not be generally visible from a public vantage point apart from on the Manx Electric Railway due to the sloping garden. The replacement of the flat roof with a Bitumen roof of the same colour as the tiles would provide a constant and unbroken appearance through the rear elevation. 6.3 The main concern for the application is the replacement of the existing cast iron roof light to the front elevation. The applicant has stated that if they can refurbish it they will do, in the likelihood that the applicant cannot refurbish the cast iron roof light a modern conservation roof light of the same size and dimensions has been suggested as an alternative. A modern flush conservation roof light to the front elevation will enhance the overall appearance of the property and would not have a visual impact on the neighbouring properties. CONCLUSION - 7.1 For the above reasons the proposal is considered to comply with General Policy 2 of the Isle of Man Strategic Plan 2016, Environment Policy 35 and Policy L/CRB/PR/4 of the Lonan Area Plan Order and therefore acceptable. INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 (Article 6(4), 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) Highway Services Division of Department of Infrastructure and - (e) The local authority in whose district the land the subject of the application is situated. 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 - whether there are other persons to those listed in Article 6(4) 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. Decision Made : Permitted Date: 24.04.2019 Determining officer Signed : S CORLETT Sarah Corlett 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. --- *Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).* *Canonical page: https://planningportal.im/a/28679-lonan-22-mines-road-roof-replacement/documents/1038951*