**Document:** DEC Officer Report **Application:** 21/00540/B — Installation of roof over existing retaining walls to form structure to house gas boiler, removal of oil tank and installation of a gas cylinder storage unit **Decision:** Permitted **Decision Date:** 2021-07-23 **Parish:** Lezayre **Document Type:** report / officer_report **Source:** https://planningportal.im/a/7543-lezayre-pink-house-maughold-dwelling/documents/933219 --- # DEC Officer Report **Application No.:** 21/00540/B **Applicant:** Catreena Collister **Proposal:** Installation of roof over existing retaining walls to form structure to house gas boiler, removal of oil tank and installation of a gas cylinder storage unit **Site Address:** The Pink House Maughold Isle Of Man IM7 1AS **Planning Officer:** Mr Paul Visigah **Recommended Decision:** Permitted **Date of Recommendation:** 22.07.2021 _________________________________________________________________ ## 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. It is considered the proposal would preserve the Conservation Area and the individual property and therefore the proposal would comply with Environment Policy 35 and Housing Policy 15 of the Isle of Man Strategic Plan. Plans/Drawings/Information; This decision relates to the Photograph and Drawing Nos. 01, received on 14 May 2021. _______________________________________________________________ ## Interested Person Status Additional Persons None _____________________________________________________________________________ ## Officer’s Report 1.0 SITE - 1.1 The site represents the curtilage of The Pink House, Maughold, which is a two storey detached property which is located within the centre of Maughold Village, west of Maughold Parish Church. The existing property is a traditional two storey property which has mature landscaping along its entire western, northern and eastern boundaries, with its side garden (on the east elevation) enclosed by a painted Manx stone wall that is about 1.6m high. 2.0 THE PROPOSAL - 2.1 The planning application seeks approval for the installation of roof over existing retaining walls to form structure to house gas boiler, removal of oil tank and installation of a gas cylinder storage unit. - 2.2 The proposed works would include the following: - i. Reinstatement of roof over existing shed at rear of building and installation of gas boiler in proposed roofed shed. The top of the existing Manx stone wall on the front elevation of existing shed on the west elevation of the dwelling will be rebuilt, with eaves level raised by 300mm to create 2m headroom internally. As well, a new block wall will be built off existing stone retaining wall on the rear elevation of shed to create sufficient slope for new lean-to roof over shed. The roof of the shed would be finished in slate to match existing. The existing ledge brace and battened door to re re-used on shed. - ii. The existing oil tank in this shed would be removed while a new gas boiler would be installed here with flue rising about 650mm above roof of shed. - iii. Installation of gas cylinder in storage unit to be situated on the western boundary wall opposite the main entrance door. This metal storage unit which would be painted green would be 2.2m long and 933mm wide. The unit will be able to house 4 (47kg) Propane tanks. 3.0 PLANNING POLICY - 3.1 In terms of local plan policy, the application site is within an area not designated for development under the IOM Development Order 1982, but is within an Area of High Landscape Value and within the Maughold Conservation Area. The site is not prone to flood risk. - 3.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains two policies that are considered specifically relevant to the assessment of this current planning application: - 3.3 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 over-riding 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." - 3.4 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." - 3.5 Housing Policy 15: The extension or alteration of existing traditionally styled properties in the countryside will normally only be approved where these respect the proportion, form and appearance of the existing property. Only exceptionally will permission be granted for extensions which measure more than 50% of the existing building in terms of floor space (measured externally). 4.0 PLANNING HISTORY - 4.1 The application site has been the subject of six previous planning applications, none of which are considered relevant in the assessment and determination of this application. 5.0 REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only. - 5.1 The Department of Infrastructure (DOI) Highways Division have indicated that there is 'No Highways Interest' in their letters dated 7 June 2021 and 8 July 2021. - 5.2 Garff Commissioners have stated that they have no objection to the application in a letter dated 7 June 2021. 6.0 ASSESSMENT - 6.1 The main issue to be considered in the assessment of this application is the impact of the proposed development upon the character and appearance of the Conservation Area and the individual property. - 6.2 The Department has a duty to determine whether such proposals are in keeping with not only the individual building, but the special character and quality of the area as a whole. With this in mind it is very relevant to consider Environment Policy 35 of the Isle of Man Strategic Plan (adopted June 2016). This policy indicates that development within Conservation Areas will only be permitted if they 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. - 6.3 The works to the rear to reinstate the shed which is now in poor form raise no issues with regards to impacts on this traditional property and are appropriate for the property and the Conservation Area. Whilst the works would be especially apparent from public views when directly in front of the driveway, the shed exists as an integral part of the dwelling as it can be seen in a 2010 Google Street View nestled into the rear of the dwelling; with the current works only intended to reinstate it and improve its functionality to serve a new gas boiler for the dwelling. - 6.4 The proposed gas cylinder storage is also not of a scale that would cause concern as they have only been integrated as part of the wider scheme which would improve the appearance of the rear of the dwelling. Its simple form, design and scale would ensure it fits seamlessly within the scheme and would have no impacts on this Manx vernacular property. Overall, it is considered the proposal would preserve the Conservation Area. 7.0 CONCLUSION - 7.1 It is considered the proposal would preserve the Conservation Area and the individual property and therefore the proposal would comply with Environment Policy 35 and Housing Policy 15 of the Isle of Man Strategic Plan and therefore recommended for an approval. 8.0 INTEREST 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 which 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: 22.07.2021 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. --- *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/7543-lezayre-pink-house-maughold-dwelling/documents/933219*