DEC Officer Report

Application No.: 19/00725/B Applicant: Mr Chris Goldsmith Proposal: Installation of replacement roof (retrospective) Site Address: Garage Bemeken Main Road Ballabeg Castletown Isle Of Man IM9 4EH Planning and Enforcement Assistant: Miss Vanessa Wilson Photo Taken: 15.08.2019 Site Visit: 15.08.2019 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 22.08.2019 _________________________________________________________________

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions Plans/Drawings/Information; This decision relates to the following plans and drawings, date stamped received on 24th June 2019:

• o Site / Location Plan
• o Photographs _______________________________________________________________

Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report THE APPLICATION SITE

1.1 The application site is the garage opposite No. 1 Duck Street, Ballabeg within the residential curtilage of The Bungalow. - 1.2 The garage is situated to the end of a row of six Manx stone terraced dwellings, near the junction of Main Road, New Road and Douglas Road.

1.3 The garage is mostly made out of Manx stone, with the southern elevation on the roadside having a double opening wooden garage door. To the western side of the garage there is a wooden door and two new uPVC windows. THE PROPOSAL - 2.1 The current planning application seeks approval to replace the existing dilapidated felt covering with recycled galvanised roofing sheets. 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 Southern Area Plan, Map 6 Colby and Ballabeg. The garage is also within a proposed conservation area.

4.2 Of specific relevance to the assessment of this application is General Policy 2 of the Isle of Man Strategic Plan 2016 which 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 space around them;
• c) does not affect adversely the character of the surrounding landscape or townscape;

REPRESENTATIONS

5.1 Highway Services have No Highways Interest in this application (22.07.2019).

5.2 Arbory Parish Commissioners have considered the proposal and are in support of the proposal (26.07.19).

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.

6.2 The garage roof can mostly be seen from a public vantage point which turning onto Douglas Road from Main Road and New Road.

6.3 The garage requires a general upkeep and is of varying styles, with the main structure being of Manx Stone, with the front elevation having a new concrete lintel and brick work to the eaves. The garage is connected to another storage barn which has a weathered galvanised roof. - 6.4 Whilst the use of recycled materials will initially make the new roof look shabby the reusing of waste materials shouldn't be frowned upon, as in today's climate more and more people are using recycled materials. The recycled materials used here are suitable for the structure they are going on and will over a quicker period of time weather to give the appearance of being there for a longer time than they have. The addition of the new metal facias while out of place with the recycled roof will weather and hopefully mould into the structure. - 6.5 Overall it is expected that the proposed roof will have a minimal impact on the visual or other amenity from the surrounding area with the new roof being an improvement of the previous roof. 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 : 29.08.2019 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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