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| Application No.: | 14/00317/B |
| Applicant: | Mr Robert Fagg |
| Proposal: | Installation of replacement roof tiles to dwelling |
| Site Address: | Dhoon Beg Main Road Kirk Michael Isle Of Man IM6 1ER |
1.1 The application site is the residential curtilage of Dhoon Beg, a two storey end terraced Manx cottage located on the south eastern side of the A3 Main Road in Kirk Michael. The application site also lies within the Kirk Michael Conservation Area and is located 15 metres north east of Registered Building No. 245, Greystones Cottage.
1.2 Dhoon Beg is finished in a painted pebbledash render and has a pitched roof which is finished with asbestos slate tiles which have been laid diagonally. The Cottage adjoins the application site on the north east elevation and also has a slate roof in a diagonal pattern
2.1 This planning application seeks approval to replace the existing asbestos roof slate with new artificial slate roof tiles which would be laid horizontally.
3.1 The application site has not been the subject of any previous planning applications.
3.2 The Cottage is the subject of one current planning application, 14/00423/B for the replacement of the existing roof with new Marley tiles.
4.1 The application site lies within an area zoned as Residential/Retail under the Kirk Michael Local Plan 1994
4.2. The Isle of Man Strategic Plan 2007 contains two policies that are considered specifically material to the assessment of this current planning application.
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:
| Case Officer : | Miss Melissa McKnight |
| Photo Taken : | |
| Site Visit : | 27.03.2014 |
| Expected Decision Level : | Officer Delegation |
"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."
5.1 Michael Parish Commissioners have no objection to the current planning application.
6.1 The Cottage has a diagonal roof tile layout but the tiles in situ are significantly weathered and noticeably different to the existing roof tiles of Dhoon Beg with particular regards to colour. The application site roof tiles appear to be newer than that of The Cottage. As previously mentioned, The Cottage has a current planning application pending consideration for the installation of a new roof encompassing the removal of the existing tiles with new Marley tiles. 6.2 The removal of the existing asbestos slate tile to be replaced with an artificial slate is not considered to adversely affect public amenity, or have an obvious detrimental effect on the character of the Conservation Area or detract from Greystones Cottage. The proposed replacement roof tile would have a similar appearance to the existing roof tile in situ albeit will be horizontal and not horizontal which results in a diagonal appearance roof tile. The majority of dwellings along Main Road and within the immediate vicinity of the application site have horizontally laid roof tiles. 6.3 The proposed replacement roof tiles would be more in keeping with the other dwellings along Main Road and although the proposed roof tiles are unlikely to retain the exact same visual appearance as the existing present on the application site property; as the replacement tiles are to be of a similar appearance to the existing it is considered that the original character of Dhoon Beg will be retained. 6.4 The Conservation Officer has viewed the plans and is content with the proposal.
7.1 It is recommended that the planning application be permitted.
8.1 The local authority, Michael Parish Commissioners, is by virtue of the Town and Country Planning (Development Procedure) (No. 2) Order 2013, paragraph 6 (4)(e), considered "interested persons" and as such should be afforded party status. 8.2 The Highway Authority is granted interested party status under the Town and Country Planning (Development Procedure) Order 2013 paragraph 6 (4)(d).
Recommended Decision: Permitted
Date of Recommendation: 28.04.2014
C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: Notes attached to refusals
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.
For the avoidance of doubt, the replacement roof tile hereby approved shall be dark grey artificial slate, unless otherwise agreed in advance with the Planning and Building Control Division.
This approval relates to Location Plan, Site Plan and Sheet 1 date stamped as received 14th March 2014.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer.
Decision Made: Permitted Date: 4/5/14
Signed: _________________________ Chris Balmer Senior Planning Officer
Signed: _________________________ Michael Gallagher Director of Planning and Building Control Signed: _________________________ Jennifer Chance Head of Development Management
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