DEC Officer Report

Application No.: 22/00702/B Applicant: Manx Museum & National Trust Proposal: Repair works and Installation of replacement roof tiles and land drainage works Site Address: Knockuskey Cottage Niarbyl Road Dalby Isle Of Man IM5 3BS Senior Planning Officer: Mr Jason Singleton Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 18.08.2022

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. The proposed replacement roof tiles shall be 'Cedral' Thrutone fibre cement tiles 60cm x 30cm in terracotta, or as otherwise approved by the Department. REASON To ensure the character of the property is preserved.

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

The planning application would be an acceptable form of development that has been designed to ensure that it would not visually detract from the countryside and would comply with Environmental Policy 1, 2 and 4b of the Strategic Plan.

Plans/Drawings/Information; This decision relates to drawings submitted on 25 May 2022, referenced; 01, 02

_______________________________________________________________ Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 THE SITE - 1.1 The application site is the curtilage of a small remote single storey detached cottage building called Knockuskey Cottage, Niarbyl Road, Dalby which sits adjacent to coastline. The building is single storey with a shallow pitched roof and bookended by chimney stacks. The building is finished in painted white render and an asbestos roof covering in a red colour.

2.0 THE PROPOSAL - 2.1 Proposed are a series of small refurbishment works to the property that include;

• o Removal of the existing asbestos roof tiles and replaced with a 'Cedral' Thrutone fibre cement tiles 60cmx30cm in terracotta. This will also include the replacement of the roof structure
• o Installation of a 100mm diameter land drain to the west elevation of the property.
• o Refurbishment or repair of the existing roof light and timber framed window on the west elevation
• o General repairs to the walls (by stitching) to address cracking and painted render to match the existing.
• o Installation of black aluminium guttering and downpipes.
• o To the eastern elevation the ground level profiled to a 2:1 angle to the rear (eastern elevation) to remove the earth away from the wall (approx. 1m deep and 0.5m wide) along its length.

- 3.0 PLANNING POLICY

3.1 The site falls within an area not zoned for any particular purpose in the 1982 Development Plan and is considered open countryside.

• o The site also falls within an Area of High Landscape or Coastal Value and Scenic Significance.
• o The site is also defined as being within a Nature Conservation Zone, Nature Reserve and Sites of Ecological importance for conservation
• o The site is not within a conservation area, nor is at risk of flooding or impact on any registered trees.

3.2 The Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of this application; Environment Policy;

• 1 Protection of the countryside and its Ecology
• 2 Protection of the character of AHLV 4(b) Protection of ASSI and Nature reserves

- 4.0 PLANNING HISTORY

4.1 None. - 5.0 REPRESENTATIONS (in brief)

5.1 Patrick Parish Commissioners (20/07/22) - no objection.

5.2 Highways Services (16/006/22) - no objection.

5.3 DEFA Biodiversity (22/06/22) - no objection, advises on ASSI and Wildlife Act'90 - 5.4 DEFA Inland Fisheries (28/06/22) - no objection. - 5.5 MNH (07/07/22) - Confirms ASSI consent will be sought prior to works.

- 6.0 ASSESSMENT

6.1 The fundamental issue to consider in the assessment of this planning application are; (i) visual impact of the proposed development on the ASSI and countryside (EP1, EP2, EP4b)

6.2 The level and scale of the proposal would essentially see repairs and renovation works to the property and also essential drainage and earth stabilisation works to ensure the property is protected for the foreseeable. The proposed works are appropriate for the property and would not be considered to have a negative impact upon the surrounding area or on that of the character of this part of the coastline. As such the proposals would be in accordance with EP1 and EP2 as there is no adverse impact on the countryside or on the Area of High landscape value and would have a neutral impact on this area of nature conservation in accordance with EP4b. - 7.0 CONCLUSION

7.1 The planning application would be an acceptable form of development that has been designed to ensure that it would not be visually detrimental to the surrounding countryside and would comply with Environmental Policy 1, 2 and 4b of the Strategic Plan. - 8.0 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

8.3 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 Interested Person Status.

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: 26.08.2022 Determining officer

Signed : C BALMER Chris Balmer Principal Planner

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