DEC Officer Report

Application No.: 19/00801/B Applicant: Christopher Michael Musson Proposal: Installation of replacement roof tiles Site Address: 22 Malvern Road Douglas Isle of Man IM2 5AR 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.

• C 2. The existing ridge tiles must be re-installed once the roof has been re-roofed and if any original ridge tiles are broken, any proposed replacement ridge tiles must match the original in terms of size, shape and colour and a sample mist be approved by the Department prior to installation.

Reason: For the avoidance of doubt and in the interests of the character and appearance of the site and surrounding area.

Plans/Drawings/Information:

This decision relates to the following plans and drawings, date stamped received on 19th July 2019:

• o Site/Location Plan
• o Details on CUPA R12 Natural Roof Slates
• o Photos of the existing roof

_______________________________________________________________

Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report THE APPLICATION SITE

1.1 The application site is the residential curtilage of 22 Malvern Road, Douglas which sits on the northern side of Malvern Road. - 1.2 The existing property is a two storey mid-terrace house that has its ground floor level raised above the road level. The property is defined by the yellow and red brickwork and the roof ridge. THE PROPOSAL

2.1 The current planning application seeks approval to replace the existing defunct roof with Spanish cupa R12 slate tiles. The existing ridge tiles and velux windows are to be saved and put back in place. PLANNING HISTORY - 3.1 There is one previous application for the "Replacement windows and door to front elevation" which was Permitted. PLANNING POLICY - 4.1 The site lies within an area zoned as Predominantly Residential on the Douglas Local Plan 1998, Map 2. The property is also within the Selbourne Drive Conservation area. Given the nature of the application it is appropriate to consider General Policy 2 and Environment Policy 35.

4.2 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;

4.3 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 Douglas Corporation have considered the proposal and have no objection (01.11.19). 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 street scene and whether the proposed roof slates will preserve or enhance the Conservation Area.

6.2 The properties along Malvern Road are distinctive in the way they look with the yellow brick and red brick accents. When looking down the road the roofscapes are dominated by turrets which mean that even though the roof is in a public vantage point, the likelihood of the roof being fully seen is minimal.

6.3 The current roof is a mismatch of several different coloured roof tiles due to remedial works which have been done. With this in mind the change to a fully slate roof will provide a more consistent look throughout the roof, front and rear. - 6.4 The ridge tiles are a defining feature in this terrace of properties and the applicant has stated they will be retaining them, for the avoidance of doubt a condition has been attached to this application to make sure the ridge tiles are put back on after the roof has been re-roofed.

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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