DEC Officer Report

Application No.: 19/00692/B Applicant: Mr Paul Rogers Proposal: Replacement of existing synthetic roof slates with natural slates Site Address: 55 Douglas Street Peel Isle of Man IM5 1BD Planning and Enforcement Assistant: Miss Vanessa Wilson Photo Taken: 11.07.2019 Site Visit: 11.07.2019 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 05.08.2019 _________________________________________________________________

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 17th June 2019:

• o Site/Location Plan
• o Photos of the existing roof, front and rear.
• o Details on the proposed slate roof. _______________________________________________________________

Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report THE APPLICATION SITE

1.1 The application site is the residential curtilage of 55 Douglas Street, Peel which is a three storey dwelling located within a short terrace on the northeastern side of the highway.

1.2 The current streetscene is defined by either natural slate roofs or by Spanish slate roofs. THE PROPOSAL - 2.1 The current planning application seeks approval to replace the existing synthetic slate roof with a natural slate roof. PLANNING HISTORY - 3.1 There are no previous planning applications identified on this site. PLANNING POLICY - 4.1 The site lies within an ara zoned as Mixed Use on the Peel Local Plan 1989. The property is also within the Peel Conservation area. Given the nature of the application it is appropriate to consider Paragraph 5.2 and Paragraph 9.3 of the Peel Local Plan 1989 Written Statement and General Policy 2 with Environment Policy 35 of the Isle of Man Strategic Plan

4.2 Paragraph 5.2 of the Peel Local Plan 1989 Written Statement states "The refurbishment and amalgamation of properties within the town will be encouraged." - 4.3 Paragraph 9.3 of the Peel Local Plan 1989 Written Statement states " Particular attention will be paid to the design of replacement windows, doors and roofing materials which might detract from the area." - 4.4 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;

4.5 Environment Policy 35 which states: 'Within Conservation Areas, the department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development'.

REPRESENTATIONS

5.1 No comments have been received from Peel Town Commissioners at the time of writing this report. ASSESSMENT - 6.1 The property is situated on one of the main roads into Peel's town centre and as such is in a very visible general public vantage point. With this in mind the new roof will need to either preserve or add to the character of the Peel Conservation Area.

6.2 The existing roof is clearly not of slate origin and as such with the current streetscene being defined by the slate roofs around 55 Douglas Street, the existing roof does not enhance the Conservation Area, especially due to the property being within a small terraced block. - 6.3 The proposed roof tiles would be similar in appearance to the existing roofs in the area and especially 53 Douglas Street, Peel which is directly next to the property and as such will provide a more constant and unbroken appearance through the terraced block.

6.4 The proposed roof is unlikely to have a negative impact on the visual or other amenity from either neighbouring properties and the use of natural slate will enhance the current Conservation area.

CONCLUSION

7.1 For the above reasons the proposal is considered to comply with Paragraph 5.2 and Paragraph 9.3 of the Peel Local Plan 1989 Written Statement and General Policy 2 with Environment Policy 35 of the Isle of Man Strategic Plan 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 : 06.08.2019 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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