Planning Officer Report
Application No.: 07/01829/B Case Officer : Miss S E Corlett #### Consultations ### Representations None ### Planning Applicant: Arbory Parish Commissioners Proposal: Re roof Hall and adjacent two residential properties Site Address: Arbory Parish Hall, Hall Cottage & Hall House Main Road Ballabeg Castletown Isle Of Man **
Officer’s Report
The Site
The site represents the curtilage of Arbory Parish Hall, an existing building with two associated semi-detached dwellings to the east, all to the north of the A7 Main Road in the heart of Ballabeg. The existing buildings are finished in asbestos tiles which originally would have been red but which, over time have taken on a more dark grey, slate-like colouring. Both buildings have red ridge and hip tiles.
Planning Status
The hall is identified on the Arbory and East Rushen Local Plan as Community Hall, the houses as Residential.
Planning History
The site has been the subject of only two previous planning applications - PA 99/1302 for the erection of a millennium stone and PA 01/1674 for the erection of a storage shed - both were permitted.
The Proposal
Proposed now is the replacement of the existing roof with a new one using "Autumn brown" roof tiles. The sample provided is very bright and more russet red than brown and the hip and ridge tiles will be grey.
Representations
Arbory Parish Commissioners, who are the applicants, do not oppose the application.
The Manx Electricity Authority recommend the attachment of a note which deals with existing electricity supplies.
Assessment
The replacement of the roof tiles is in itself not objectionable and the original tiles may well have been much redder than are the existing tiles now. However, the introduction of tiles which are very red and bright, which is proposed will stand out quite
considerably in a streetsceen characterised largely by slate roofs and traditional cottages. The properties do not lie within an established Conservation Area but the Arbory and East Rushen Local Plan did recommend the establishment of a Conservation Area focussing on the centre of the village and these properties would lie within this. I have discussed this with the Conservation Officer who agrees with the recommendation that any new roofing should be in a slate grey-coloured material, preferably slates.
Party Status
The Department of Transport and the local authority are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered "interested persons" and as such should be afforded party status.
The Manx Electricity Authority raise issues regarding working practices around existing supplies, which are not material planning considerations and as such the Manx Electricity Authority should not be afforded party status in this instance.
Recommendation
Decision Recommended by the Director of Planning and Building Control: Refused
Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
- : Notes attached to refusals
R 1. Whilst the buildings are finished in asbestos tiles which may originally have been red in colour, they have weathered over time to a dark grey slate colour which is considered to be more sympathetic to the streetsceen where there are many natural slate roofs. To now re-introduce bright red tiles as is proposed would be harmful to the streetsceen in an area which is identified in the Arbory and East Rushen Local Plan as a potential Conservation Area.
NOTE: this refusal is without prejudice to a submission for the re-finishing of the roof in a dark grey slate coloured material, preferably natural or artificial slates.
