DEC Officer Report

Application No.: 19/00814/B Applicant: Mr Ian Radcliffe Proposal: Roofing works to replace existing roof tiles Site Address: Rowan House Rowan Avenue Ballaugh Isle oOf Man IM7 5EN Planning and Enforcement Assistant: Miss Vanessa Wilson Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 19.09.2019 _________________________________________________________________

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 decision relates to the following plans and drawings, date stamped received on 22nd July 2019:

• o Drawing No.01 - House as existing
• o Drawing No.02 - House as proposed _______________________________________________________________

Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report THE APPLICATION SITE

1.1 The application site is the residential curtilage of Rowan House which is situated to the western end of Rowan Avenue, a short cul-de-sac on the western side of Station Road.

1.2 The existing property is a detached two storey dwelling with accommodation into the roof space. The property also has a large solar panel to the rear southern roof pitch. THE PROPOSAL - 2.1 The current planning application seeks approval to replace the existing roof tiles with Redlands stonewold concrete interlocking tiles of similar colour and with plastic verges. PLANNING HISTORY - 3.1 The previous planning applications are not considered to be specifically material in the assessment of the current application. PLANNING POLICY - 4.1 The site lies within an area zoned as Predominantly Residential on the 1982 Development Plan, North Map.

4.2 Of specific relevance to the assessment of this application is General Policy 2 of the Isle of Man Strategic Plan 2016 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:

• 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;

• n) is designed having due regard to best practice in reducing energy consumption."

REPRESENTATIONS

5.1 Highway Services have No Highways Interest in this application (02.08.2019).

5.2 Ballaugh Parish Commissioners have considered the proposal and have no objection (15.08.19).

ASSESSMENT 6.1 The key issue to consider in the assessment of this planning application is the potential impacts upon the visual amenities of the property and the street scene.

6.2 Rowan House is tucked away from a general viewpoint due to its position within Ballaugh and especially due to it's position within the Rowan Avenue cul-de-sac.

6.3 The proposed Redlands Stonewold Concrete Interlocking tiles are to have the appearance of slate which will have a similar look to the roof tiles which are currently on the property, as such there will not be an impact on the visual amenities of the property or the wider street scene. CONCLUSION - 7.1 For the above reasons the proposal is considered to comply with General Policy 2 of the Isle of Man Strategic Plan 2016 and therefore acceptable. 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 can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date : 20.09.2019 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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