Planning Officer Report 20/00485/GB

Application No.: 20/00485/GB Applicant: Elizabeth Clair Galbraith Proposal: Roof repairs and installation of replacement rooflight (in association with PA 20/00489/CON) Site Address: 23 Governors Road Onchan Isle Of Man IM3 1AY Principal Planner: Mr Chris Balmer Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 23.06.2020 _________________________________________________________________

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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

• C 2. Any replacement slates shall be new or reclaimed Welsh natural slates (not Spanish slate) or similar unless otherwise agreed in writing with the Department. Reason: In the interest of the visual appearance of the Registered Building.
• C 3. The existing ridge tiles should be carefully removed and then reused and/or replaced on a like for like basis to match the existing (no approval for a dry ridge system as proposed). Reason: In the interest of the visual appearance of the Registered Building.
• C 4. The roof lights should be a 'Heritage Roof Light' style or similar with central division. Reason: In the interest of the visual appearance of the Registered Building.

This application has been recommended for approval for the following reason. The application is considered to be acceptable and is recommended for approval, complying with General Policy 2, Environment Policies 32 and Planning Policy Statement 1/01

Plans/Drawings/Information; This approval relates to the submitted documents and drawing all received on 28th May 2020. _______________________________________________________________

Interested Person Status

Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The site represents the curtilage of 23 Governors Road, Onchan which forms part of a row of five terraced properties located on the northern side of Governors Road.

2.0 THE PROPOSAL - 2.1 This application seeks approval for Roof repairs and installation of replacement rooflight (in association with PA 20/00489/CON). - 2.2 The works include:

• a) Removed existing slates/ridge tiles and made good roof timbers/batons & lead work and then re-slated roof using existing slates/ridge tiles); and
• b) Removed two roof lights (one to front and one to rear) and replaced with new conservation style roof lights (780mm x 960mm);

3.0 PLANNING HISTORY - 3.1 The application site has not previously been the subject of any planning and Registered Building consent applications.

4.0 PLANNING POLICY - 4.1 In terms of the current land use designation the site is identified as being an area of 'Residential Use" under the Onchan Local Plan Order. The site is not within a Conservation Area; but the building (and the row of terraces it forms part of) is a Registered Building Nr 126. - 4.2 Due to the land use designation of the site and the type of development proposed the following policies are relevant for consideration:- - 4.3 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:

• (a) is in accordance with the design brief in the Area Plan where there is such a brief;
• (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;
• (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
• (e) does not affect adversely public views of the sea;
• (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
• (g) does not affect adversely the amenity of local residents or the character of the locality;
• (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
• (i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
• (j) can be provided with all necessary services;

• (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
• (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
• (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
• (n) is designed having due regard to best practice in reducing energy consumption."

4.4 Environment Policy 32 states: "Extensions or alterations to a Registered Building which would affect detrimentally its character as a building of special architectural or historic interest will not be permitted." - 4.5 Planning Policy Statement 1/01 - Guide to the Conservation of the Historic Environment of the Isle of Man states the following:

4.7 POLICY RB/3 - General criteria applied in considering registered building applications states: "The issues that are generally relevant to the consideration of all registered building applications are:-

• The importance of the building, its intrinsic architectural and historic interest and rarity, relative to the Island as a whole and within the local context;

• o The particular physical features of the building (which may include its design, plan, materials
• or location) which justify its inclusion in the register; descriptions annexed to the entry in the register may draw attention to features of particular interest or value, but they are not exhaustive and other features of importance, (e.g. Interiors, murals, hidden fireplaces) may come to light after the building's entry in the register;
• o The building's setting and its contribution to the local scene, which may be very important, e.g. Where it forms an element in a group, park, garden or other townscape or landscape, or where it shares particular architectural forms or details with other buildings nearby (including
• other registered buildings)."

4.8 POLICY RB/5 - ALTERATIONS AND EXTENSIONS states: "In considering whether to grant planning approval for development which affects a registered building or its setting and in considering whether to grant registered building consent for any works, the Department shall have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses.

Registered building consent is required for the building's alteration in any way which would affect its special architectural or historic character. There will be a general presumption against alteration or extension of registered buildings, except where a convincing case can be made, against the criteria set out in this section, for such proposals.

Applicants for registered building consent for alteration or extension to a registered building must be able to justify their proposals. They will be required to show why the works which would affect the character of the registered building are desirable or necessary and they should provide full information to enable the Department to assess the likely impact of their proposals on the special architectural or historic interest of the building and on its setting. Where registered buildings are the subject of successive applications for alteration or extension, consideration will also be given to the cumulative effect upon the building's special interest as a result of several minor works which may individually seem of little consequence."

- 5.0 REPRESENTATIONS

5.1 Highway Services do not object (03.06.2020). - 5.2 Onchan Commissioners recommend approval (17.06.2020).

- 6.0 ASSESSMENT

6.1 The works to the roof proposed in the main are repair works and arguabley do not need Planning Approval; albeit may require Registered Building consent. The works which do need permission are the replacement roof lights to the front and rear of the property. Given they are of a style and size which matched the original skylights there are no objections to this proposals. - 6.2 It is noted that the Registered Building Notice, reference is made to the terrace of properties which states, "What makes this Terrace unique is that it incorporates Mr Cowley's workshop and builder's store, yet they have been cleverly designed to appear as part of the terrace." - 6.3 None of the other works/repair works raise any concerns. - 6.4 Accordingly, it is considered the rooflights would comply with General Policy 2, Environment Policies 32 and Planning Policy Statement 1/01.

- 7.0 CONCLUSION

7.1 For the above reasons the application is considered to be acceptable and is recommended for approval, complying with General Policy 2, Environment Policies 32 and Planning Policy Statement 1/01. - 8.0 INTERESTED PERSON STATUS

8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:

• (a) the applicant (including an agent acting on their behalf);
• (b) any Government Department that has made written representations that the Department considers material;
• (c) the Highways Division of the Department of Infrastructure;
• (d) Manx National Heritage where it has made written representations that the Department considers material;
• (e) Manx Utilities where it has made written representations that the Department considers material;
• (f) the local authority in whose district the land the subject of the application is situated; and
• (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material. 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 above 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 : 26.06.2020 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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