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| Application No.: | 14/00423/B |
| Applicant: | Ann Oram |
| Proposal: | Installation of replacement roof tiles |
| Site Address: | The Cottage |
| Main Road | |
| Kirk Michael | |
| Isle Of Man | |
| IM6 1ER |
1.1 The application site is the residential curtilage of The Cottage, a two storey mid 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 20.5 metres north east of Registered Building No. 245 Greystone Cottage.
1.2 The Cottage is finished in a painted render and has a pitched roof. The front roof slope has asbestos slate tiles which are laid diagonally and the rear roof slope has Marely concrete tiles. Dhoon Beg adjoins the application site on the south west elevation which has just had planning permission for a replacement roof to be laid with artificial slates in a horizontal pattern.
2.1 This part retrospective planning application seeks approval to replace the existing asbestos slate rear roof slope with new Marley concrete tiles. This work has already been carried out. Also proposed is replacement of the existing asbestos slate front roof slope with new artificial slate tiles to be laid horizontally.
3.1 The application site has not been the subject of any previous planning applications.
3.2 As already mentioned, Dhoon Beg has recently been granted planning permission in May 2014 for the replacement of the existing asbestos roof slate with new artificial slate roof tiles which would be laid horizontally under PA 14/00317/B.
4.1 The application site lies within an area zoned as Residential/Retail under the Kirk Michael Local Plan 1994. As previously mentioned, the application site lies within the Kirk Michael Conservation Area.
| Case Officer : | Miss Melissa McKnight |
| Photo Taken : | 29.04.2014 |
| Site Visit : | 29.04.2014 |
| Expected Decision Level : | Officer Delegation |
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:
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."
5.1 Michael Parish Commissioners have no objection to the current planning application.
6.1 The historic core of Kirk Michael features a collection of traditional cottages with typical Manx characteristics. Many of these older properties have been extensively altered over the years, including in some cases upward extension to form a second storey above what would have been originally either a single or one-and-a-half storey structure. Others now have a slate roof where once they would have been thatched. 6.2 The age of properties can almost be gauged by their proximity to the highway. In general terms, the older properties directly abut the pavement, whilst later properties either have a forecourt or garden area between the dwelling and the highway. This therefore suggests that The Cottage would have been one of the earlier properties in Kirk Michael. 6.3 Most dwellings within Kirk Michael have pitched roofs, with many having traditional clipped eaves. Roof coverings again vary in type with the most prevalent being asbestos man-made slate. Only one property is noted to retain an original Manx slate roof, this being Greystone Cottage. 6.3 On the basis of above, it is essential to consider the impacts of the replacement front and rear roof slope on the street scene of the Main Road, impact upon the existing character and appearance on the main dwelling and thirdly, the impact upon the character and quality of Kirk Michael Conservation Area or detract from Greystone Cottage. As there are two different elements to the replacement roof, it is felt most appropriate to consider each element separately. The replacement of the front roof slope will be considered first.
6.4.1 From a site visit to the application site, it was evident that the front roof slope tiles were considerably weathered and were noticeably more weathered than existing roof tiles of Dhoon Beg. 6.4.2 As previously mentioned, Dhoon Beg has recently been granted planning permission
for the replacement of the existing asbestos roof slate with new artificial slate roof tiles which would be laid horizontally. This has not yet been implemented. Therefore, the removal of the existing asbestos slate tile to the front roof slope on The Cottage to be replaced with an artificial slate which would be laid horizontally is not considered to adversely affect public amenity, or have an obvious detrimental effect on the character of the Conservation Area or detract from Greystone Cottage.
6.4.3 The proposed replacement roof tile would blend in with and integrate well with the recently approved roof of Dhoon Beg which would enhance the overall appearance of the street scene of Main Road. The majority of dwellings along Main Road and within the immediate vicinity of the application site have horizontally laid roof tiles.
6.4.4 The proposed replacement roof tiles on the front roof slope 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 and Dhoon Beg; as the replacement tiles are to be of a similar appearance to the existing it is considered that the original character of the property will be retained.
6.4.5 The Conservation Officer has viewed the plans and is content with this element of the proposal.
6.5.1 The rear roof slope has been replaced with Marley concrete tiles which are of a light brown colour. The Cottage is the only dwelling within the locality with this roof type.
6.5.2 Environment Policy 35 states that development within a Conservation Area will only be permitted 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.
6.5.3 The replacement of the rear roof slope with Marley tiles has taken away a traditional slate appearance roof which is a characteristic within the area and of traditional Manx properties. As such, the rear roof slope with Marley tiles is completely out of keeping within the locality and is neither judged to deter from the character and quality of Kirk Michael Conservation Area.
6.5.4 The use of the Marley roof tiles is deemed unacceptable and results in an unsatisfactory appearance and does not reflect the character or period of The Cottage.
6.5.5 The Conservation Officer has been consulted regarding the proposal and has stated that should the use of inappropriate tiles be permitted to the rear of this property, as opposed to retaining/reinstating natural slate or a slate effect tile, it would set a planning precedent that other house-holders could to do likewise and so further dilute, rather than enhance, the Conservation Area as a whole.
6.5.6 As such, whilst the proposed replacement front roof slope is deemed acceptable, the use of Marley tiles on the rear roof slope is judged unacceptable and would detract from the existing character and appearance of the main dwelling and Conservation Area of Kirk Michael. The traditional appearance of the property should be maintained particularly within such close proximity to Greystone Cottage.
7.1 Overall, it is concluded that the application fails to accord with the provisions set out in General Policy 2 and Environment Policy 35 of the Isle of Man Strategic Plan and as such it is
recommended that the planning application be refused.
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: Refused
Date of Recommendation: 15.05.2014
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
R 1.
The replacement of the rear roof slope with Marley tiles would be a form of inappropriate form of development on the grounds that a traditional characteristic and feature has been removed and as such the development neither preserves or enhances the character and quality of Kirk Michael Conservation Area and fails to respect the existing character and appearance of The Cottage contrary to Environment Policy 35 and General Policy 2 of the Isle of Man Strategic Plan 2007.
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 : Refused Date : 15 May 2014
Signed : _________________________ Signed : _________________________
Chris Balmer Carle Corlett Senior Planning Officer Senior Planning Officer
Signed : ... Michael Gallagher Director of Planning and Building Control Signed : ... Jennifer Chance
Signed : ... Michael Gallagher Director of Planning and Building Control Signed : ... Jennifer Chance
Head of Development Management 15 May 2014
Head of Development Management 15 May 2014
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