Planning Statement In Support Of The Replacement Of Roof Tiles, Guttering And Down Pipes, 5 , Arbory Road, Castletown
A street-level photograph showing the white facade of a terraced building with sash windows and white downpipes.A street-level photograph showing the rooflines and upper facades of a row of residential buildings, including a stone house and a white building with a bay window.
Arbory Road
Farrant’s Way
1.0 Introduction
1.1 The property is a three storey dwelling situated on the southern side of Arbory Road, to the west of Arbory Street and east of Farrant’s Way. The property has two full floors of accommodation with the second floor contained partly within the roof and served by two round headed dormers on the Arbory Road elevation and a single flat roofed dormer on the rear.
1.2 Arbory Road at this point, comprises a terrace of buildings of differing heights - some properties are two storey, others three but none has the round headed dormers on the application property. The roofs of the properties on this street are also varied, some with natural slates, which would have been the original roof finish, and others, including the application property, having modern replacements including asbestos tiles.
1.3 The windows in the application property are uPVC framed sliding sashes on the ground and first floor of the front elevation with the dormers having fixed lower lights and top opening casements following the shape of the dormers. The guttering and downpipes are currently in white uPVC.
A street-level photograph showing a row of terraced buildings, featuring a white building on the left and a yellow two-story house in the center.A street-level photograph showing a row of multi-story terraced buildings with traditional facades and chimneys. Several cars are parked along the curb in front of the properties.A close-up photograph of the upper facade and roofline of a white rendered terraced house, showing the chimney stack, guttering, and decorative arches.A street-level photograph of a row of terraced houses featuring slate roofs, chimneys, and a dormer window, seen through foreground vegetation.
2.0 Planning policy
2.1 The site lies within an area designated on the Area Plan for the South (2013) as Predominantly Residential and also within the town’s Conservation Area. The building is not Registered and there are no trees, Registered or otherwise, within the site. The rear of the site is shown as being at high likelihood of risk of surface water flooding according to the national flood risk mapping.
2.2 As the site lies within a Conservation Area, there is a requirement for development to preserve or enhance the character or appearance of the Area (Environment Policy 35 and Planning Policy Statement 1/01 - Conservation of the Historic Environment of the Isle of Man CA/2) and the special character of the area must be taken into account in the determination of applications for change.
2.3 Environment Policy 34 expresses a preference for the use of traditional materials in the extension, alteration or maintenance of pre-1920 buildings.
2.4 General Policy requires development to have acceptable impacts in terms of its appearance, impact on neighbours, ecology, flooding and highways. Environment Policies 10 and 13 presume against development which would increase or pose an unacceptable risk of flooding.
A close-up photograph of the upper facade and roofline of a white rendered terraced house, showing the chimney stack, guttering, and decorative arches.The image shows the upper exterior of a white residential building featuring a pitched roof with visible dark patches, a stone chimney stack, and white guttering.A map view showing a street layout with a large purple highlighted area indicating a site boundary or specific zone.
3.0 Planning history
3.1 Planning approval was granted for the replacement of the windows in the front elevation under 15/00818/B. This replaced the former uPVC casements with uPVC framed sliding sashes which are in situ.
3.2 15/00421/B saw approved granted for the installation of a replacement window in the rear single storey annex.
3.3 13/01475/B approved the installation of replacement windows in the rear elevation.
3.4 07/02219/B was approved for the replacement of a front elevation window (central, first floor).
4.0 The proposal
4.1 Proposed is the replacement of the existing asbestos roof tiles with natural slates and the replacement of the existing guttering and downpipes with the same in uPVC.
4.2 The roof is not structurally deficient but the owners are keen to remove the asbestos tiles and replace them with something more appropriate. At the same time, the guttering and down pipes will be renewed.
4.3 The exact type of slate has yet to be identified: it is not known whether the existing roof structure is capable of accommodating some of the heavier slates (eg Welsh) but if so, a lighter weight slate will be selected. The applicant is happy to accept a condition which requires a sample of this to be approved prior to its use, if this is deemed appropriate and necessary.
5.0 Conclusion
5.1 The works will restore the original material of roofing and whilst the roof is not particularly visible from Arbory Road, the dormers can be seen and to the keen eye, the new slates will be visible and more appropriate than the current more modern materials. At the rear the roof is much more visible and the slates will enhance the character and appearance of the property, in accordance with the aspirations of the Strategic Plan and Planning Policy Statement 1/01 - Conservation of the Historic Environment of the Isle of Man. The replacement guttering and downpipes will be the same as the existing and as such will preserve the character and appearance of the Conservation Area in accordance with these policies.
5.2 Whilst part of the site is shown as being at risk of surface water flooding, the proposed works will not affect this risk and as such, a flood risk assessment is not considered necessary due to the nature of the works.
5.3 The development is considered to accord with the relevant planning policies. Drawing register:
Location Plan Site Plan
Sarah Corlett 07.02.2022
Copyright in submitted documents remains with their authors. Request removal
Source & Provenance
Official reference
22/00164/B
Source authority
Isle of Man Government Planning & Building Control
