Officer Report

Application No.: 17/00305/B Applicant: Department of Infrastructure, Housing Division Proposal: Alterations, raising of existing roof levels, removal of chimney stacks and installation of replacement windows Site Address: 1-3, 5-7, 9-11 & 13-15 Archallagan Terrace Foxdale Isle of Man IM4 3EZ Case Officer : Mr Edmond Riley Expected Decision Level: Officer Delegation

Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The application site comprises the residential curtilages of numbers 1-15 (odd numbers only) Archallagan Terrace in Foxdale village. The properties are two-storey, pebble dashed houses with relatively shallow-pitched roofs finished in undulating asbestos sheeting. - 1.2 Some of the dwellings also benefit from three garages that are within the site, accessed between nos.3 and 5.

2.0 THE PROPOSAL - 2.1 Full planning approval is sought for aesthetic alterations to the dwellings, with 14 separate elements of work detailed on the submitted drawings - albeit that not all of these (e.g. replacement windows and doors, repair of dashed render) require the submission of a planning application. The most noticeable alterations will be the raising of the roof pitch by 12 degrees, the removal of the rather diminutive chimney stacks and their replacement with slimmer flues on the rear roof planes. The new roof would be finished with artificial slate or concrete tiles. Also proposed is the encapsulation of the porches with GRP material. - 2.2 The proposed replacement windows and doors are of identical form to those they would replace. - 2.3 Also proposed is the demolition of the small garage block, which appears to be a detached building and, if so, its removal would not comprise development.

3.0 PLANNING HISTORY - 3.1 The dwellings were the subject of a similar application last year (PA 16/00341/B). The main difference between that scheme and this current one is that the former gained approval for the cladding of the dwellings partly in a Cedral finish. That application was approved, with the case officer commenting:

"The works proposed will greatly enhance their interest and appearance as well as the thermal efficiency and comfort of the properties for the benefit of their occupants as well as the cost of maintenance and running which is partly the responsibility of the public sector.

"These works are welcome, comply with GP 2 and are recommended for approval."

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4.0 THE DEVELOPMENT PLAN - 4.1 The houses are located within an area of Residential use on the Foxdale Local Plan of 1999. As such, the general standards of development as set out in General Policy 2 of the Strategic Plan are applicable as follows:

"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 space 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".

5.0 REPRESENTATIONS - 5.1 Highway Services of the DOI stated that the proposal had no highway implications on 13.04.2017, despite the proposed works including the removal of garages.

5.3 Patrick Parish Commissioners offered no objection in comments received 12.04.2016. - 6.0 ASSESSMENT

6.1 While not as aesthetically pleasing as the extant approval - owing to the retention of the rather dated pebbledash - the works overall remain appropriate in reflecting the reinvigoration of public sector housing in a beneficial and attractive manner fully in compliance with GP2. - 7.0 RECOMMENDATION

7.1 Approve. 8.0 INTERESTED PERSON STATUS

8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:

• o The applicant, or if there is one, the applicant's agent;
• o The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested;
• o Highway Services of the Department of Infrastructure, and
• o The local authority in whose district the land the subject of the application is situated.

Recommendation Recommended Decision: Permitted Date of Recommendation: 19.04.2017 Conditions and Notes for Approval: C : Conditions for approval N : Notes attached to conditions 17/00305/B Page 2 of 4

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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

The development hereby approved relates to Drawings 1701-001 and 1702-002, both date-stamped as having been received 16th March 2017.

I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date: 19.04.2017 Determining officer

Signed : S CORLETT Sarah Corlett Senior Planning Officer

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