Officer Report

Application No.: 18/01147/B Applicant: Rhennee Fenella Callow Proposal: Replacement roof to property (retrospective) Site Address: The Dowry Richmond Road Ramsey Isle of Man IM8 3PA Principal Planner: Mr Chris Balmer Expected Decision Level: Planning Committee Recommended Decision: Permitted Date of Recommendation: 03.12.2018 _________________________________________________________________

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

NONE

Plans/Drawings/Information:

This approval relates to the submitted documents and drawing all received on 7th November 2018. _______________________________________________________________ Interested Person Status – Additional Persons None _____________________________________________________________________________

Officer’s Report

THE APPLICATION IS BEFORE THE PLANNING COMMITTEE AS THE APPLICANT IS A RELATIVE OF A MEMBER OF STAFF OF THE DEPARTMENT

1.0 SITE - 1.1 The application site is the residential curtilage of The Dowry, Richmond Road, Ramsey. The Dowry is a detached dormer bungalow located to the north-eastern side of Richmond Road which forms part of a wider but older suburban area to the north of Ramsey, and the immediate surrounding land uses are entirely residential.

- 2.0 PLANNING POLICIES

2.1 In terms of local plan policy, the application site is within an area recognised as being within predominantly residential use under Ramsey Local Plan Order. The site is not within a Conservation Area. - 2.2 Due to the zoning of the site and the proposed works the following policies are relevant in the determination of the application:- - 2.3 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;
• (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."

3.0 PLANNING HISTORY - 3.1 There are no previous planning applications associated with the property.

4.0 PROPOSAL - 4.1 The application seeks approval for the replacement roof to property (retrospective) from a red title to a grey slate finish.

5.0 REPRESENTATIONS - 5.1 Ramsey Commissioners do not objection (27.11.2018). - 5.2 Highway Services comment there are not highway implications (09.11.2018).

6.0 ASSESSMENT - 6.1 The principal issue relates to the potential visual impacts upon the amenities of the street scene. - 6.2 Regarding to the re-roofing of the dwellings roof and the potential visual impact upon the street scene, the proposal would not be out of keeping, as the whole street scene has a mixture of slate and red tile finish. It is noted that before the red tiles where replaced, due to moss/age the titles appeared grey rather than red. Overall, it is considered the proposal would be in keeping than the existing dwelling and properties within the street scene.

6.3 As such the proposal does not adversely affect public amenity and is therefore in accordance with Ramsey Local Plan and General Policy 2 of the IOM Strategic Plan.

7.0 CONCLUSION - 7.1 For these reasons the proposal is considered to comply with the relevant polices of the Strategic Plan and the Ramsey Local Plan and therefore recommended for an approval.

8.0 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: 10.12.2018

Signed : C Balmer 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

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