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23/01309/B Page 1 of 3
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 23/01309/B Applicant : Mr Edward & Mrs Dawn Dennis Proposal : Material change of conservatory roof to a solid roof. Site Address : 30 The Crofts Castletown Isle Of Man IM9 1LZ
Planning Officer: Mrs Vanessa Porter Photo Taken : 05.12.2023 Site Visit : 05.12.2023 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 18.12.2023 __
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.
This application has been recommended for approval for the following reason. The proposal complies with Section 18(4) of the Town and Country Act (1999) and Environment Policy 35 of the Isle of Man Strategic Plan 2016.
Plans/Drawings/Information; This decision relates to the following plans and drawings, date stamped received on 13th November 2023; o Drawing No.01P
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Interested Person Status - Additional Persons
None __
Officer’s Report
THE APPLICATION SITE
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23/01309/B Page 2 of 3
1.1 The application site is the residential curtilage of 30 The Crofts, which is a two storey mid terraced dwelling situated to the West of The Crofts. THE PROPOSAL
2.1 The current planning application seeks approval to replace the existing polycarbonate conservatory roof with a modern tiled roof. The proposed tile roof will be finished in Charcoal Metrotile lightweight roof "shingle" tiles to match the existing dwelling.
2.3 The existing glazing and stone plinth will remain the same.
PLANNING HISTORY 3.1 The existing conservatory was original approved under PA02/01050/B.
PLANNING POLICY 4.1 The site lies within an area zoned as "Predominately Residential" under the Area Plan for the South, Map 5 - Castletown. The site isn't within a Flood Risk Zone but is within a Conservation Area.
4.2 Given the nature of the of the land designation and the property being within a Conservation Area, Section 18(4) of the Town and Country Planning Act (1999) is the most relevant in the assessment of this application. Followed by paragraph 7.29.2 and Environment Policy 35 of the Isle of Man Strategic Plan, which set out development in Conservation Areas will only be permitted where they preserve or enhance the character and appearance of the area.
REPRESENTATIONS 5.1 The following representations can be found online in full;
5.2 Highway Services have No Highways Interest in this application. (24.11.23)
5.3 No comments have been received from Castletown Commissioners at the time of writing this report.
ASSESSMENT 6.1 The main issues to consider in the assessment of this planning application are:
6.2 SECTION 18(4) TEST 6.2.1 Due to the proposed works being in a Conservation Area it is necessary to test the application under section 18(4) of the Town and Country Act (1999), see section 4.2 of this report, on whether the works preserve or enhance the Conservation Area.
6.2.2 The existing conservatory sits to the rear of the property and whilst it can partially be seen from a public vantage point of Arbory Road and the Westham Lea estate, any views are fleeting and such an alteration will be seen as a residential alteration within a residential estate as such the character of the existing property and streetscene would not be significantly impacted.
6.2.3 With the above in mind the works will pass the Section 18(4) test by preserving the Conservation Area.
CHARACTER AND APPEARANCE 6.3.1 When looking at the character and appearance of the proposed works on the surrounding area, the main impact would be making sure that the works preserve or enhance the Conservation Area. The proposed roof tiles would be similar in appearance to the existing roof
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23/01309/B Page 3 of 3
of the main house and are likely to provide a constant and unbroken appearance through the rear elevation of the property enhancing the overall appearance. It is unlikely that there will be any impact on visual or other amenity from either of the neighbouring properties.
6.3.2 Overall it is expected that the new roof system will provide the conservatory with a better thermal quality and a more comfortable internal environment throughout both the summer and winter months. It's likely that the energy efficiency of the conservatory will improve.
CONCLUSION 7.1 For the above reasons the proposal is considered to comply with Section 18(4) of the Town and Country Act (1999) and Environment Policy 35 of the Isle of Man Strategic Plan 2016 and recommended for approval.
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 __
I can confirm that this decision has been made by the Head of Development Management 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 : 19.12.2023
Determining officer Signed : S BUTLER
Stephen Butler
Head of Development Management
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