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Application No.: 25/90834/B Applicant: Mr & Mrs Jenny & Gruffydd Evans Proposal: Re-roofing of existing conservatory with solid roof Site Address: Cumberland Lodge Glen Road Laxey Isle Of Man IM4 7AF Planning Officer: Peiran Shen Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 18.11.2025 _________________________________________________________________
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.
The proposal preserves the character and appearance of the area. It is considered to comply with General Policy 2, Environment Policy 35 of the Strategic Plan, Planning Circular 1/98, Planning Policy Statement 1/01 and the Residential Design Guide.
This approval relates to the documents and drawing no. 01P, which have all been received on 6th Septmber 2025 _________________________________________________________________ Right to Appeal It is recommended that the following organisations should NOT be given the Right to Appeal: Garff Commissioners - No objection
1.0 THE SITE - 1.1 The site is Cumberland Lodge, Glen Road, Laxey, a detached house located on the south side of Glen Road. The house has a hipped-roof conservatory on the east elevation. The main house has a tiled roof.
2.0 THE PROPOSAL - 2.1 The proposal is the replacement of the roof of the conservatory with black lightweight aluminium roof tiles.
3.0 PLANNING HISTORY - 3.1 Erection of a replacement conservatory on side elevation was APPROVED under PA 06/00671/B.
4.0 PLANNING POLICY Site Specific - 4.1 The site is within an area designated as Predominantly Residential in the Area Plan for the East. - 4.2 The site is within the Laxey Conservation Area. Strategic Policy - 4.3 The Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application:
PPS and NPD
4.4 Planning Policy Statement 1/01 - Conservation of the Historic Environment of the Isle of Man is the only adopted PPS at the moment. It provides supplementary policy on developments within any conservation area.
5.0 OTHER MATERIAL CONSIDERATIONS Legislation - 5.1 Section 18(4) of the Town and Country Planning Act (1999) states, "(4) Where any area is for the time being a conservation area, special attention shall be paid to the desirability of preserving or enhancing its character or appearance in the exercise, with respect to any buildings or other land in the area, of any powers under this Act". This sets out the approach to be taken in determining planning applications, which includes giving great weight to the asset's conservation when considering the impact of a proposed development on the asset. Given that the site is within a Conservation Area, the above requirements apply, and appropriate consideration will be given in section 7. Strategy and Guidance - 5.2 The Residential Design Guide (July 2021) has the following policies that are considered materially relevant to the assessment of this current planning application:
6.0 REPRESENTATIONS - 6.1 Garff Commissioners do not object to this application (07.10.2025).
6.2 DoI Highway Services has not commented at the time of this report (18.11.2025).
7.0 ASSESSMENT - 7.1 For a replacement roof, there is permitted development under the Permitted Development Order 2025, even within conservation areas. However, the proposed roof tiles do not match those of the main house. Hence, the need for this application. Conservation Areas Statutory Test - 7.2 Before assessing elements of the proposal, as it is within a Conservation Area, a test should be applied to this proposal as mentioned in 5.1. This is whether the proposal would preserve or enhance the character of the Conservation Area. - 7.3 The replacement roof tiles are of a different texture, colour and size compared to those on the existing main roof. However, the dark colour of the tiles and the tiled roof are considered to be more similar to the existing roofscape than the existing glass roof. Therefore, the proposal is considered to preserve the character of the area and is therefore considered to pass the test. Elements of Assessment - 7.4 The key considerations of this application are its impact on the design of the building itself and the character and streetscene of the area. Design of the Building Itself - 7.5 Given 7.2 and 7.3, the proposal is not considered to harm the design of the house. Character and Streetscene - 7.6 Given 7.2 and 7.3, the proposal is not considered to harm the character and appearance of the area.
8.0 CONCLUSION - 8.1 The proposal preserves the character and appearance of the area. Therefore, it is considered to comply with General Policy 2, Environment Policy 35 of the Strategic Plan, Planning Circular 1/98, Planning Policy Statement 1/01 and the Residential Design Guide, and is recommended for an approval.
9.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE - 9.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted). - 9.2 Article A10 sets out that the right to appeal is available to:
9.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10. - 9.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required):
I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded interested person status and/or rights to appeal.
Decision Made : Permitted Date: 19.11.2025 Determining Officer
Signed : C BALMER Chris Balmer Principal Planner
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