DEC Officer Report

Application No.: 22/00164/B Applicant: Mrs Tracy Cairns Proposal: Replacement of roof tiles, guttering and drainage pipework Site Address: 5 Arbory Road Castletown Isle Of Man IM9 1NA Enforcement/Planning Assistant: Ms Charlotte Gatt Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 28.04.2022

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.

• C 2. No development shall commence until a sample of all roofing materials to be used has been provided on site and approved in writing by the Department. The approved sample(s) shall be kept on site for reference until the development is completed. The development shall not be carried out unless in accordance with the approved details. Reason: In the interests of the character and appearance of the site and surrounding area.

This application has been recommended for approval for the following reason.

The proposal complies with Environment Policy 35, Planning Policy Statement 1/01 and General Policy 2 of the Strategic Plan and also complies with the principals of the Residential Design Guidance and is approved.

Plans/Drawings/Information;

This decision hereby approved relates to drawings and documents submitted to the Department titled: Planning Statement, Location Plan and Site Plan, all recorded as being electronically received by the Department on 09.02.2022

_______________________________________________________________ Interested Person Status – Additional Persons None _____________________________________________________________________________ Officer’s Report THE SITE

1.1 The property is a three storey dwelling situated on the southern side of Arbory Road, to the east of Farrant's Way. The property compromises 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 The site is situated within the Castletown Conservation Area. THE PROPOSAL

2.1 The application seeks full approval for the removal of the existing asbestos roof tiles with natural slates and the replacement of the existing guttering and downpipes with uPVC as existing. - 2.2 The applicant has not yet specified exactly which slate is to be used. The supporting document states that 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.

PLANNING POLICY

3.1 The site lies within an area designated on the Area Plan for the South (2013) as Predominantly Residential. As previously mention, the site lies within the Castletown Conservation Area. 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.

3.2 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. - 3.3 Environment Policy 34 expresses a preference for the use of traditional materials in the extension, alteration or maintenance of pre-1920 buildings. - 3.4 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. - 3.5 GP2 states that 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:

• (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; and (g) does not affect adversely the amenity of local residents or the character of the locality. PLANNING HISTORY

4.1 PA 15/00818/B - Installation of replacement windows to front elevation - Permitted (20.08.2015)

4.2 PA 13/91475/B - Installation of replacement windows to rear elevations - Permitted (24.01.2014) - 4.3 PA 15/00421/B - Installation of replacement rear ground floor window - Permitted (28.05.2015) - 4.4 PA 07/02219/B - Installation of a replacement window to front elevation - Permitted (20.02.2008)

REPRESENTATIONS

5.1 All representations can be viewed in full online.

5.2 DOI Highways Division have proved the following comments; "After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking. The Applicant is advised that a licence for the use of the highway may be necessary after grant of any planning consent - Do not oppose" (03.03.22) - 5.3 No comments from neighbouring properties have been received at the time of writing.

ASSESSMENT

6.1 The works will restore the original material of roofing and whilst the roof is not particularly visible from Arbory Road. 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 policies 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.

6.2 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.

CONCLUSION

7.1 The proposal complies with Environment Policy 35, Planning Policy Statement 1/01 and General Policy 2 of the Strategic Plan and also complies with the principals of the Residential Design Guidance and is therefore recommended for approval.

INTERESTED PERSON STATUS

8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:

• (a) the applicant (including an agent acting on their behalf);
• (b) any Government Department that has made written representations that the Department considers material;
• (c) the Highways Division of the Department of Infrastructure;
• (d) Manx National Heritage where it has made written representations that the Department considers material;
• (e) Manx Utilities where it has made written representations that the Department considers material;
• (f) the local authority in whose district the land the subject of the application is situated; and
• (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.

8.2 The decision maker must determine:

• o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and
• o whether there are other persons to those listed above who should be given Interested Person Status

• (f) the local authority in whose district the land the subject of the application is situated; and
• (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.

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.

Decision Made : Permitted Date: 28.04.2022 Determining officer

Signed : C BALMER Chris Balmer Principal Planner

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