Officer Report

Application No.: 15/01166/B Applicant: Miss Debbie Moore & Miss Anita M A Roberts Proposal: Installation of replacement roof tiles, roof light and additional roof light Site Address: 24 Stanley Road Peel Isle of Man IM5 1NY Case Officer : Miss Melissa McKnight Expected Decision Level: Officer Delegation

Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The application site is the residential curtilage of No. 24 Stanley Road, a two storey midterraced dwelling located on the north eastern side of Stanley Road, Peel. The application site also lies within the Peel Conservation Area. To the rear of the application site is Gib Lane.

2.0 THE PROPOSAL - 2.1 The current planning application seeks approval for the installation of replacement roof tiles, installation of a replacement roof light on the front roof slope and installation of a new roof light on the rear roof slope. - 2.2 The roof would be replaced with Marley Rivendale textured dressed edged cement slates. The existing rooflight on the front roof slope would be replaced with a new Velux 0.5 x 0.8 metres. The proposed skylight to the rear roof slope would measure the same dimensions.

3.0 PLANNING HISTORY - 3.1 Planning approval was previously granted for the replacement of the existing casement windows with upvc sliding sash windows to front and rear on the main dwelling and casement windows on the existing extension to the rear.

4.0 PLANNING POLICY - 4.1 In terms of local plan policy, the application site lies within an area zoned as Mixed Use under the Peel Local Plan 1989. As previously mentioned, the application site also lies within Peel Conservation Area.

There are two paragraphs within Planning Circular 6/89, the written statement that accompanies the local plan, which are considered materially relevant to the assessment of this current planning application:

• Paragraph 9.15 states: "The character of the Conservation Area should be encouraged by positive schemes of action which will apply to areas and individual buildings and include the historic pattern of streets and spaces."
• Paragraph 9.16 states:

"Particular attention will be paid to the alteration or extension of a building within the Conservation Area which must be carried out in a manner sympathetic to the existing building and its setting."

4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains two policies that are considered materially relevant to the assessment of this current planning application:

General Policy 2 states: "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; (g) does not affect adversely the amenity of local residents or the character of the locality;

Environmental Policy 35 states: "Within Conservation Areas, the department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development."

5.0 REPRESENTATIONS - 5.1 The Department of Infrastructure Highway Services have indicated that the application does not raise any highway implications (29/10/2015).

6.0 ASSESSMENT - 6.1 The fundamental issue to consider in the assessment of the application is the impact of the installation of the replacement windows upon the character and appearance of the application dwelling and Conservation Area. - 6.2 Conservation ensures the protection of something from damage, deterioration or even development by an act of preservation. The results of conservation are greatly enhanced where original materials and features can be re-used or saved. - 6.3 From the photographs that have been submitted with the planning application showing the existing roof tiles, it is evident that they have become weathered and are in need of replacing. It is understood that the original roof would have been natural slate and the installation of imitation slate tiles would re-instate a similar appearance to the original roof of the main house. - 6.4 The new proposed roof tiles would relate to and complement the stature of the application dwelling and street scene. Therefore, this element of the proposed is considered to be an improvement over the existing roof. It is considered that the proposal would significantly enhance the overall appearance of the dwellinghouse within the street scene, although not overly visible, and as such is deemed to be an acceptable form of development. - 6.5 Turning to the impact of the roof lights, Stanley Road is a one way, narrow road and as a result the existing roof light is not overly visible within the street scene. Aerial images of Stanley Road show that the majority of properties have two or more roof lights installed. There may be partial and distant views of the proposed rear from neighbouring properties. On assessment it is considered the proposed works would have little visual impact upon the individual property or upon the Conservations Area. Accordingly, it is considered that this element of the proposal would preserve the character of Peel Conservation Area and comply with Environment Policy 35.

- 7.0 RECOMMENDATION

7.1 For the reasons set out above, the planning application is recommended for approval.

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

• (a) The applicant, or if there is one, the applicant's agent;
• (b) 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;
• (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considered material; and (e) The local authority in whose district the land the subject of the application is situated.

With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.

Recommendation Recommended Decision: Permitted Date of Recommendation: 23.11.2015 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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

This approval relates to Location Plan, Roof Plan, Tile Detail, Window Specifications and 2 Photographs showing the existing roof and roof light and proposed rear roof light location all date stamped 19th October 2015.

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: 23.11.2015 Determining officer

Signed : S CORLETT Sarah Corlett Senior Planning Officer

Customer note

This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.