**Document:** DEC Officer Report **Application:** 23/00355/B — Installation of a roof cowl to north elevation. **Decision:** Permitted **Decision Date:** 2023-06-16 **Parish:** Rushen **Document Type:** report / officer_report **Source:** https://planningportal.im/a/10138-rushen-spaldrick-house-installation-roof/documents/968017 --- # DEC Officer Report ## PLANNING OFFICER REPORT AND RECOMMENDATION **Application No.:** 23/00355/B **Applicant:** Mr David Wormald **Proposal:** Installation of a roof cowl to north elevation. **Site Address:** Spaldrick House Bradda Road Port Erin Isle Of Man IM9 6PQ **Planning Officer:** Mrs Vanessa Porter **Expected Decision Level:** Officer Delegation **Recommended Decision:** Permitted **Date of Recommendation:** 12.06.2023 ## 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 proposal complies with General Policy 2 and Environment Policy 22 of the Isle of Man Strategic Plan 2016 Plans/Drawings/Information; This decision relates to the following plans and drawings, received on 28th March 2023; - o Drawing No. P-05 Rev A - o Drawing No. P-20 - o Drawing No. P-21 - o Drawing No. P-22 - o Roof Cowl Technical information _______________________________________________________________ ## Interested Person Status Additional Persons It is recommended that the owners/occupiers of the following properties should be given Interested Person Status as they are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 4(2): - 1 Meadowfield, Port Erin as they satisfy all of the requirements of paragraph 2 of the Department's Operational Policy on Interested Person Status. _____________________________________________________________________________ Officer’s Report THE APPLICATION SITE 1.1 The application site is an irregularly shaped parcel of land in Port Erin which is situated to the South West of Bradda Road and used to house Spaldrick House. The house has been demolished and there is currently a 72 bedroomed residential care home with associated parking being built, which is up to roof level on the site. - 1.2 To the North of the site is Bradda Court which is arranged in an L shaped formation with parking adjacent to Bradda Court and to the South of the site is Bradda Glen Close which is a cul-de-sac of 7 detached houses. - 1.3 Due to the location of the being built structure can be seen within the wider landscape, although due to the existing vegetation is screened at certain points when driving North up Bradda Road. THE PROPOSAL 2.1 The current planning application seeks approval for the installation of a roof cowl in the colour BS00A05 which will measure 1.23m by 1.23m and will rise above the roof line by approximately 0.731m. PLANNING HISTORY - 3.1 The following applications are relevant in the assessment of this application, PA14/00818/A - Approval in Principle for redevelopment of site for residential purposes PERMITTED PA17/00947/B - Demolition of existing building and erection of a 72 bedroom residential care home with associated car parking, access, landscaping and highway alterations - APPROVED AT APPEAL PA23/00012/MCH - Minor Change application to PA 17/00947/B involving amendment to overall basement footprint and alterations to external roof finish to the three main blocks, step / ramp alteration to South & East elevations, car parking finish, boundary wall, water goods, external ventilation, window cills and West curtain wall detail updated - PERMITTED 3.2 There is also one application which has been submitted at the same time as this application, PA23/00354/B - Proposed installation of Solar Photovoltaics (PV) to roof of approved development - PENDING PLANNING POLICY - 4.1 The site lies within an area zoned as "Proposed Residential" on the Area Plan for the South, Map 7 - Port Erin/ Port St Mary. The site is not situated within a Conservation Area nor a Flood Risk Zone. 4.2 When looking at the Isle of Man Strategic Plan 2016, Paragraph 8.12.1 and General Policy - 2 which sets out general standards towards acceptable development, Environment Policy 22 which seeks that development will only be permitted where it would not unacceptable harm the environment and/or amenity of nearby properties. REPRESENTATIONS 5.1 The following representations can be found in full online, below is a short summery; 5.2 Highway Services have considered the proposal and state they have no Highways Interest. (13.04.23) 5.3 No comments have been received from Port Erin Commissioners at the time of writing this report. - 5.4 The owner/Occupier of No.1 Meadowfield, Port Erin have written in to raise concerns regarding the following, the description of the roof cowl, possible small/fumes, fire regulations and noise. (26.05.23) ASSESSMENT 6.1 The main consideration for this application is the visual impact of the flue on the overall streetscene and whether there would be any noise or smell emitting from the flue which would have an impact on the neighbouring amenity. 6.2 When looking at the proposal, due to the location of the property and its overall height within the streetscene, it is undoubtable that given the size of the roof cowl it will be visible within the overall streetscene, whilst this is the case, due to the location of the cowl on the rear of the site, the most likely views are from the upper end of Bradda Road and as such the cowl will be read in conjunction with the structure itself and should have a minimal impact upon the overall streetscene. 6.3 Turning towards whether there would be an amenity impact to the neighbouring properties, with No.1 Meadowfield having raised specific concerns. Firstly it is noted that the proposal is for an extractor for the commercial kitchen as stated within the received Design Statement, it is also noted that whilst the North Elevation of the proposal shows a sizeable item, this is due to the drawing and the way it has been drawn, when looking at the roof plan and the East Elevation, the proposed roof cowl is an acceptable size for the overall building. - 6.4 Turning towards the other issues raised, with regards to the possible fire hazard of the roof cowl's internal flue, whilst this is noted, this would be checked by Building Control within their regulations and with the Fire Regulations. - 6.5 Lastly when looking at the possible smell/fumes and noise from the roof cowl. No.1 Meadowfield is the closest property to the works which is approximately 32m away from the cowl to their front room. CONCLUSION 7.1 Overall the proposal is considered to be acceptable by not to result in any new or increased impacts on the visual amenity of the surrounding streetscene or neighbouring properties and as such the proposal complies with General Policy 2 and Environment Policy 22 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: 15.06.2023 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. --- *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/10138-rushen-spaldrick-house-installation-roof/documents/968017*