**Document:** Officer Report **Application:** 18/00470/B — External alterations and renovation to properties **Decision:** Permitted **Decision Date:** 2018-09-18 **Parish:** Michael **Document Type:** report / officer_report **Source:** https://planningportal.im/a/11606-jurby-16-17-and/documents/983526 --- # Officer Report **Application No.:** 18/00470/B **Applicant:** Department Of Infrastructure **Proposal:** External alterations and renovation to properties **Site Address:** 16, 17 And 25-34 The Threshold Jurby Isle Of Man IM7 3BG Senior **Planning Officer:** Mr Jason Singleton **Photo Taken:** 02.07.2018 **Site Visit:** 02.07.2018 **Expected Decision Level:** Planning Committee **Recommended Decision:** Permitted **Date of Recommendation:** 28.08.2018 _________________________________________________________________ ## 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. ### Plans/Drawings/Information; This approval relates to drawings referenced 101 Rev A, 102, 103, 104, 105, 106, 107, 108, 109, 110 and 111, all date stamped 8th May 2018. ## Interested Person Status Additional Persons NONE ### Officer’s Report THIS APPLICATION IS BEING REFERRED TO THE PLANNING COMMITTEE AS THE COMMENTS FROM THE LOCAL AUTHORITY ARE BEING TREATED AS AN OBJECTION ## THE APPLICATION SITE 1.1 The application site forms part of the residential curtilage of No's 16; 17; 25; 26; 27; 28-29; 30-31; 32-33; 3, The threshold Jurby. The area is characterised by a mixture of detached and semi-detached 2 story dwelling houses, hipped roofs with parking and grassed areas to the front and fenced off gardens to the rear. - 1.2 The properties are owned by the Department of Infrastructure Housing Division. PROPOSAL 2.1 Proposed are a series of external alterations and renovations to the above properties. - 2.2 The scope of works would include the replacement of; - o clay ware roof tiles with artificial slates or concrete roof tiles; - o upvc fascia and soffit boards with new pvc rain gutters and downpipes; - o doors and windows with Upvc double glazed units; - o garage doors with powder coated units; - o garage roof sheets (some asbestos) with profiled steel sheets; - o wooden fences and gates; - o render and painting, and - o demolition of existing chimneys PLANNING HISTORY 3.1 The application site has not been the subject of any previous planning application that is considered specifically material to the assessment of this current planning application. PLANNING POLICY - 4.1 In terms of local plan policy, the application site is within an area recognised as being within predominantly residential use under the 1982 Development plan. 4.2 The Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of this application; - 4.3 General Policy 2 (GP2) (in part) 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. REPRESENTATIONS 5.1 Jurby Parish Commissioners has commented (received on 20/06/18) and object as they the commissioners "do not agree that the existing chimney stacks are being removed, the Commissioners consider the stacks should be left in place, so that if there is an electricity failure, occupants could still have heating". 5.2 Highways Services have commented and confirm they do not object (received on 07/06/18) ASSESMENT 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 The scope of the works are solely contained to those properties on the northern part of the estate and not readily visible from the main Highway A14 to the south west. The refurbishment works and chosen finishes would give a uniform appearance to those properties and would remain sympathetic to the existing housing stock outside of the red line within the estate and not judged to cause harm to the character of the area. 6.3 Regarding the Commissioners concerns about the loss of the chimney stacks and only one source of heating. The requirement for dwelling houses to have duel sources of heating is not a material consideration that is identifiable to a planning policy of the strategic plan 2016. It is noted the source of heating has moved away from the use of fossil fuels resulting in the chimneys becoming redundant and likely a source of water penetration into the property. From an external appearance, the loss of chimneys would not be immediately apparent due to their positioning on the roofscape towards the rear (27-34) and side elevations (16; 17; 25; 26). In any case the area is not within a designated conservations area where we must preserve or enhance the character of the area, and as this proposal seeks to modernise the appearances of a number of properties in the streetscene, on balance, in this case, the loss of the redundant chimneys would not be an overriding reason for refusal. - 6.4 Taking into consideration the above, any views once completed would be set against the backdrop of existing residential dwelling and would be considered acceptable and in accordance with General Policy 2 (b); (c); (g) of the Isle of Man Strategic Plan 2016. ## CONCLUSION 7.1 For the above reasons, it is concluded that the planning application would not harm the use and enjoyment of neighbouring properties or the surrounding streetscene and would comply with aforementioned planning policies of the Isle of Man Strategic Plan 2016 and is recommended for approval. 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 - o whether there are other persons to those listed in Article 6(4) who should be given Interested Person Status. I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the appropriate delegated authority. Decision Made : …Permitted……….... Committee Meeting Date:…17.09.2018 Signed :……J SINGLETON…….. Presenting Officer Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph to the officer report). Signatory to delete as appropriate YES/NO See below ## 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/11606-jurby-16-17-and/documents/983526*