Officer Report

Application No.: 25/90342/B Applicant: Mr David Harris Proposal: Installation of replacement roof covering Site Address: Verndale Glen Road Laxey Isle Of Man IM4 7AN Principal Planner: Chris Balmer Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 19.05.2025 _________________________________________________________________

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.

N 1. The applicant is advised to take care and make check for bats throughout and should bats, or other evidence of bats, be found, the works must stop and advice be obtained from the Ecosystem Policy Team on 651577.

This application has been recommended for approval for the following reason. The proposed replacement roof are acceptable and as such complies with General Policy 2, Environment Policy 35 and Section 18(4) of the Town and Country Planning Act (1999).

Plans/Drawings/Information; This approval relates to the submitted documents and drawing all received on 31.03.2025.

_________________________________________________________________ Right to Appeal It is recommended that the following organisations should NOT be given the Right to Appeal: DOI Highway Services - No Objection

Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The application site is the residential curtilage of Verndale, a two storey semi detached traditional cottage sited on the north eastern side of Glen Road, Laxey. Glen Road is characterised by a number of traditional dwellings still comprising many traditional Manx features. The application site sits adjacent to a small terrace of two storey traditional detached Manx Cottages. - 1.2 The existing dwelling has the appearance of two dwellings joined back to back, with the front and rear section both having the traditional pitched roof and end gable chimney stacks. The rear part of the dwelling is a modern extension that was put on the dwelling under PA 07/00199/B to provide additional living accommodation. The dwelling still has the feature of the traditional timber sliding sash windows with traditional Georgian glazing bars which adds character and quality to the existing dwelling and street scene. The roof finish to the front part of the main dwelling is finished in an asbestos tile and the rear element (extension) has a concrete tiles.

2.0 THE PROPOSAL - 2.1 The application seeks approval for the installation of replacement roof covering throughout with new natural slate (Spanish slate - Cupa 12).

3.0 PLANNING HISTORY - 3.1 There are no previous application which are considered material to the assessment of this application.

4.0 PLANNING POLICIES 2.1 The application site is within an area of "predominately residential" use under the Area Plan for the East. The application building and site are located within a Conservation Area.

4.2 Due to the zoning of the site and the proposed works the following policies are relevant in the determination of the application:- - 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 35 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." - 4.5 This echoes the policies of Planning Policy Statement 1/01 - Conservation of the Historic Environment of the Isle of Man. - 4.6 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". - 4.7 Residential Design Guide 2021

5.0 REPRESENTATIONS 5.1 Highway Services indicate there is no highway interest in the application (07.04.2025).

5.2 Ecosystem Policy Officer initially sought additional information (17.04.2025) in relation to the properties age and condition of the house, the type of roofing materials, and photos of the property, particularly of and around the roof, so that we can make a determination about the potential for bats.

• 5.2.1 Following additional information the Ecosystem Policy Officer comments (07.05.2025); "I went and had a look at the property yesterday and can confirm that we will not be requesting further assessment for bats because the building did not have any obvious potential entry points for bats. We are also not requesting any mitigation measures, though the applicant is still advised to take care and make check for bats throughout and should bats, or other evidence of bats, be found, the works must stop and advice be obtained from the Ecosystem Policy Team on 651577."
• 6.0 ASSESSMENT

6.1 The main issues to consider in the assessment of this planning application are;

• - Statutory test
• - Character and appearance

- 6.2 CONSERVATION AREA STATUTORY TEST

• 6.2.1 Prior to the assessment elements of this application, it is necessary to apply the Conservation Area statutory test as referenced in section 4.4 of this assessment on whether the proposal would preserve or enhance the Conservation Area. Section 18(4) of the Town and Country Planning Act (1999) as mentioned previously, also requires that the desirability of preserving or enhancing its character or appearance in the exercise.
• 6.2.2 The existing roof finishes to main dwelling house and rear extension are not traditional finishes. The front section of the main dwelling house would have been finished in a natural slate, but this has clearly been removed in the past. The proposal to reinstate a natural slate roof throughout the dwelling will result in an enhancement of the Conservation Area and the property itself.

• 6.2.3 Overall, it is consider the proposal would be an enhancement upon the character and quality of the Conservation Area and comply with Section 18(4) of the Town and Country Planning Act (1999).

- 6.3 CHARACTER AND APPEARANCE

• 6.3.1 The Planning Department has a duty to determine whether such proposals are in keeping with not only the individual building, but the special character and quality of the area as a whole. With this in mind it is very relevant to consider Environment Policy 35 of the Isle of Man Strategic Plan (adopted June 2016). This policy indicates that development within Conservation Areas will only be permitted if they 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.
• 6.3.2 For the reason outlined previously (par 6.2.2 to 6.2.3) it is considered the proposal are acceptable and would preserve the character and appearance of the Conservation Area.

- 6.4 OTHER MATTERS

• 6.4.1 None
• 7.0 CONCLUSION

7.1 The proposed replacement roof are acceptable and as such complies with General Policy 2, Environment Policy 35 and Section 18(4) of the Town and Country Planning Act (1999). - 8.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE

8.1 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).

8.2 Article A10 sets out that the right to appeal is available to:

• applicant (in all cases);

• o a Local Authority; Government Department; Manx Utilities; and Manx National Heritage that submit a relevant objection; and
• o any other person who has made an objection that meets specified criteria.

8.3 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. - 8.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required):

• o any appellant or potential appellant (which includes the applicant);
• o the Department of Environment, Food and Agriculture, the Department of Infrastructure and the local authority for the area;
• o any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and
• o in the case of a petition, a single representative.

8.5 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given the Right to Appeal.

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: 20.05.2025 Determining Officer Signed : J SINGLETON Jason Singleton Principal Planner

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