Planning Officer Report

Application No.:	12/00422/B
Applicant:	Mr & Mrs Mark Oates
Proposal:	Roofing works to dwelling
Site Address:	Kerrowmoar Croft Kerrowmoar Sulby Isle Of Man IM7 2AX

Officer's Report

The Application Site

1. The application site is the residential curtilage of a 19th Century detached, two storey dwelling on Lezayre Road, Sulby. The application site is located within the open countryside, primarily used for agricultural purposes. The front elevation is set approximately 7 metres back from main highway, with both side elevations also being visible from the highway.

1. The property itself is has a pitched slate roof incorporating a chimney stack at each end of the roof, with two further chimney stacks protruding from the eaves level on the rear elevation. The ‘eaves level’ is lower on the rear elevation than on the front elevation which has resulted in a longer roof half-pitch on the rear half of the dwelling, than on the front half. The external walling to the dwelling is smooth rendered and painted white. Original windows are present on the front and side elevations.

The Proposal

1. Proposed is the removal of the existing roof slate tiles, raising of the rear half wall eaves level and roof height, the removal of rear elevation chimney stacks. The existing roof tiles will be replaced on the roof upon completion of the works. The ‘eaves’ height of the rear wall and side verges of side walls will be raised by approximately 800mm.

Planning History

1. The application site has not been the subject of any previous planning applications.

Planning Policy

1. In terms of land use designation under the Isle of Man Planning Scheme (Development Plan) Provisional Order 1982 the application site is designated as follows:

• Area of High Landscape or Coastal Vale and Scenic Significance.

Case Officer:	Mr Jamie Leadbeater
Photo Taken:	04.04.2012
Site Visit:	04.04.2012
Expected Decision Level:	Officer Delegation

1. The Isle of Man Strategic Plan 2007 contains two policies that are considered specifically material to the assessment of this current planning application. Environment Policy 2 states:

"The present system of landscape classification of Areas of High Landscape or Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that:

• (a) the development would not harm the character and quality of the landscape; or
• (b) the location for the development is essential".

Housing Policy 15 states:

"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 well permission be granted for extensions which measure more than 50% of the existing building in terms of floor space (measured externally)".

Representations

1. Lezayre Parish Commissioners recommend approval of the application.

Assessment

1. In its entirety, the proposed level of development is modest and does not exceed the prescribed policy allowance of up to 50% of the existing dwelling. The proposed removal of the chimney stacks would alter the form and appearance of the existing dwelling, however, as they do not form an original part of the dwelling it is not considered to adversely impact on the building's original character. The proposed increase in the eaves level and side verges is considered minimal and would have little impact on the appearance and form of the building as viewed from the public highway to the front of the dwelling. The walls would be finished in the existing render and therefore would not be adverse to the character or appearance of the property. As the existing roof tiles are to be replaced, it is not considered that the appearance or character of the roof finish will alter and therefore is not detrimental to the appearance of the dwelling. Overall, the proposal complies with the provisions of Environment Policy 2 and Housing Policy 15 of the Isle of Man Strategic Plan 2007.

Recommendation

1. It is recommended that the planning application be approved.

Party Status

1. It is considered that the following parties that made representations to the planning application should be afforded interested party status:

The local authority, Lezayre Parish Commissioners are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered "interested persons" and as such should be afforded party status.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 20.04.2012

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Conditions and Notes for Approval / Reasons and Notes for Refusal

C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: Notes attached to refusals

C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

C 2. This approval relates to the demolition of two chimney stacks on rear elevation, the increase in eaves level and side verges to rear half of dwelling and roof improvements, shown in drawing no. 12/0889/1, 12/0889/2 and 12/0889/03, received on 19 March 2012.

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I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.

Decision Made: Permitted Date: 25-4-12

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Determining officer (delete as appropriate)

Signed: [Handwritten Signature] Anthony Holmes Senior Planning Officer

Signed: [Handwritten Signature] Michael Gallagher Director of Planning and Building Control

Signed: [Handwritten Signature] Sarah Corlett Senior Planning Officer

Signed: [Handwritten Signature] Jennifer Chance Development Control Manager