Loading document...
==== PAGE 1 ====
17/01214/B Page 1 of 3
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 17/01214/B Applicant : Mr & Mrs Ian Thompson Proposal : Replacement of existing glazed conservatory roof with tiles Site Address : Thie Ny Cronk Dreemskerry Road Maughold Isle of Man IM7 1BL
Case Officer : Mr Owen Gore Photo Taken :
Site Visit : 19.12.2017 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 24.01.2018 __
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.
C 2. All external roofing materials to be used on the new roof, hereby approved, shall match those of the existing building in respect of colour, finish and manner in which it is laid. No other materials shall be used without first having been submitted to and approved, in writing, by the Department.
Reason: In the interests of the character and appearance of the site and surrounding area in accordance with Environment Policy 2 and Housing Policy 16 of the Isle of Man Strategic Plan 2016.
Plans/Drawings/Information:
This approval relates to drawing JTM-209-P 01 Existing & Proposed Conservatory date-stamped as received 22 November 2017.
__
Interested Person Status - Additional Persons
None
==== PAGE 2 ====
17/01214/B Page 2 of 3
__
Officer’s Report
THE SITE 1.1 The site is located on the southern end of Dreemsherry Road, close to the point where Quakers Road, Maughold Road and Road of the Scarffe's Ridge all meet. The property sits immediately adjacent to the edge of the highway.
THE PROPOSAL 2.1 The proposal is to replace the existing glazed/ polycarbonate conservatory roof with a more substantial, tiled roof. The proposed tile roof will be finished in Grey Metrotile lightweight roof tiles and the existing uPVC glazing on the three elevations and existing plinth will remain.
PLANNING POLICY 3.1 The site is located outside of any settlement and outside of any of the Local Plan areas around the settlements and therefore it falls within the 1982 Development Plan (where no Area or Local Plan applies). The site appears to fall within an Area of High Landscape or Coastal Value and Scenic Significance (AHLV).
3.2 Environment Policy 1 states that 'Development which would adversely affect the countryside will not be permitted unless there is an over-riding national need in land use planning terms which outweighs the requirement to protect these areas and for which there is no reasonable and acceptable alternative'.
3.3 Environment Policy 2 states that 'Within these areas [AHLV's] 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'.
3.4 Housing Policy 16 states that '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'.
PLANNING HISTORY 4.1 Several permissions have been granted on site including ref 01/02093/B for the erection of conservatory (to replace approved extension 99/1556).
REPRESENTATIONS 5.1 Representation was made by the Department of Infrastructure (DOI) Highways Division has stated no Highways Interest dated on 20 December 2017.
5.2 The Garff Commissioners have reviewed the application and have confirmed that 'There were no objections to these proposals' dated 12 December 2017.
ASSESSMENT 6.1 The proposed tile roof will be finished in Grey Metrotile lightweight roof tiles and will maintain the shallow roof pitch of the existing conservatory. Whilst conservatories are generally accepted as manufactured in a relatively standard way, as a light weight structure that uses translucent or transparent materials and therefore have a lessened visual impact; the new solid roof would become more akin to an extension. Given that the conservatory is existing, the principle of an extension is acceptable.
6.2 The main benefit of these new lightweight roofs is that they provide insulation which ensures a warmer room in winter and a cooler room in summer. As the roof structure is re-
==== PAGE 3 ====
17/01214/B Page 3 of 3
used it informs the pitch of the roof covering. Although an amended pitched roof that would be more in keeping with the existing dwelling would preferable, it is understood that space to recreate the pitch of the main property isn't feasible; the eaves line of the property would require considerable work to be undertaken to accommodate the amended pitch line.
6.3 The tiles are proposed to match the existing dwelling, which also includes different roof types such as the flat roof directly fronting the highway and a mansard style roof to the east of the building.
CONCLUSION 7.1 The design of the existing property includes different styles of roof and the finish of the new roof is proposed to match in with the existing dwelling; the roof will also be somewhat set down as the land falls. Therefore the design is not considered to significantly increase the impact of the building and it would not harm the character and quality of the landscape so much as to warrant refusal.
INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 Article 6(4), 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 considers material (d) Highway Services Division of Department of Infrastructure and (e) The local authority in whose district the land the subject of the application is situated.
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 6(4) who should be given Interested Person Status.
__
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: 25.01.2018
Determining officer
Signed : C BALMER
Chris Balmer
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.
Copyright in submitted documents remains with their authors. Request removal