DEC Officer Report

Application No.: 23/00467/B Applicant: Jacques Vab Wyngaardt Proposal: Installation of replacement roof tiles (retrospective) Site Address: Kionehenin Dhoon Loop Road Dhoon Ramsey Isle Of Man IM7 1HP Planning Officer: Mr Paul Visigah Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 07.08.2023

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions This application has been recommended for approval for the following reason.

Overall it is concluded that the planning application would not result in adverse impacts on the character of the landscape or surrounding countryside. The scheme would also not have significant impacts upon public or private amenities and therefore accords with the provisions set out in Environment Policies 1 and 2, Housing Policy 16, and General Policy 2 of the Isle of Man Strategic Plan 2016.

Plans/Drawings/Information; This decision relates to the documents and plans all received 14 April 2023. _______________________________________________________________

Interested Person Status

Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 THE SITE - 1.1 The application site is the curtilage of Kionehenin, Dhoon Loop Road, Dhoon which is a large single storey detached dwelling set within large grounds, which are surrounded by agricultural fields. Access to the site is via a long private road which runs from the property from the Dhoon Loop Road within the residential curtilage of the site there are a number of

• outbuildings, one being a single storey outbuilding which is finished in stone with a timber shingle roof.
• 1.2 The main dwelling on site like the other outbuildings on site is mainly concealed from public views from the surrounding highways, although distant views would be achieved from the Manx Electric Railway Line. The existing dwelling on site has its external elevations finished in a mixture of stone and timber cladding, while its roof is finished in concrete tiles.
• 1.3 The current application puts a red line boundary around the residential curtilage and the adjoining fields which are within the applicant's ownership. It should, however, be noted that this does not in any way alter the residential curtilage, but only defines the planning unit which is the subject of the current application. The residential curtilage is clearly defined on the site location plan under PA 19/01281/B, and excludes the surrounding agricultural fields within the applicant's ownership.

2.0 THE PROPOSAL - 2.1 The application seeks approval for Installation of replacement roof tiles (retrospective). The applicants have indicated on the application form that the works to replace the roof was carried out in 2017 by previous owner. No details of the previous roof finish are detailed in the current application although the submitted documents show that the replacement roof is finished in concrete tiles.

3.0 PLANNING POLICY - 3.1 The application site is within an Area of High Landscape or Coastal Value and Scenic Significance on the 1982 Development Plan, North Map, and the site is not within a Conservation Area. The site is not prone to flood risks, or within a Registered tree area and there are no registered trees on site. - 3.2 Due to the site location, zoning and the type of proposal, the following parts of the Strategic Plan are relevant for consideration: - 3.3 The Strategic Plan stipulates a general presumption against development in areas which are not designated for a particular purpose and where the protection of the countryside is of paramount importance (EP 1 and GP3). However given there is an existing dwelling on the site, it is relevant to consider Housing Policy 16 which makes provision for extensions to nontraditional properties in the countryside. - 3.4.1 Housing Policy 16: The extension of non-traditional dwellings or those of poor or inappropriate form will not generally be permitted where this would increase the impact of the building as viewed by the public.

3.5 Since the site has an established residential use, it would also be relevant to consider the general standards of development as set out in General Policy 2. - 3.6 Environment Policy 2 states: "The present system of landscape classification of Areas of High Landscape or Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that:

• (a) the development would not harm the character and quality of the landscape; or
• (b) the location for the development is essential."

3.7 Other policies within the Strategic Plan which are to be considered are; Infrastructure Policy 5, Community Policy 11, Community Policy 7 and Community Policy 10.

- 4.0 PLANNING HISTORY

4.1 This property has been the subject of a number of previous applications; one of which is considered relevant in the determination of this application. - 4.2 Approval was granted under PA 19/01281/B for New roof cladding to summerhouse in December 2019. The roof of the summer house was finished in slate like material which is a different material from that used on the main dwelling. Both buildings are however separated by existing mature landscaping on site.

5.0 REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.

5.1 Representation from the Department of Infrastructure (DOI) Highways Division confirms that there is 'No Highway Interest' in a letter dated 7 April 2023. - 5.2 Garff Commissioners have no objection to the application (12 May 2023). - 5.3 No comments have been received from neighbouring properties.

- 6.0 ASSESSMENT

6.1 The main issue to be considered in the assessment of this application is the impact of the proposed development upon the character and appearance of the countryside/landscape and the individual property, considering the dwelling is in an Area of High Landscape or Coastal Value and Scenic Significance (AHLV's). - 6.2 Visual Impact (HP16, EP1, EP2 & GP2)

• 6.2.1 In assessing the visual impact of the proposal, it is considered that the existing dwelling on site is non-traditional dwelling, with the new roof finish considered to fit the external appearance of the dwelling and as such would be seamlessly integrated into the existing site character.
• 6.2.2 It is also vital to note that site is well screened with only distant views achievable form the Manx Railway Line, although it is considered that any views achievable would be read within the existing built context of the site, with the colour of the roof considered to fit with the existing built fabric on site. The appearance of the roof would also not increase the impact of the building when viewed from the surrounding area given its dark finish.
• 6.2.3 Whilst it is noted that the concrete roof finish on the main dwelling would be different and somewhat at variance slat like roof finish on the summer house which is within the curtilage and serves the main dwelling, the colour of the tiles would be similar, and would offer no difference in terms of appearance when viewed from the distant views achievable from the Manx Electric railway line. Besides, the summerhouse is very well screened from public views, with potential views only from the other side of the valley, albeit through existing mature landscaping/trees. Therefore, it is not considered that the difference in material would result in adverse visual impacts on the site or surrounding area.
• 6.2.4 Overall, it is considered the proposal would not adversely affect the countryside nor harm the character and quality of the landscape.

- 7.0 CONCLUSION

7.1 Overall, it is considered the works would comply with requirements of Environment Policies 1 & 2 of the Isle of Man Strategic Plan. The application is, therefore, recommend for an approval. - 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 in Article 4(2) who should 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: 11.08.2023 Determining officer Signed : J SINGLETON Jason Singleton Principal Planner

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