Officer Report

Application No.: 18/00354/B Applicant: Ms Jill Ryan Proposal: Replacement of existing glazed conservatory roof with tiles Site Address: Harcroft Old Laxey Hill Laxey Isle of Man IM4 7BT Case Officer : Mr Jason Singleton Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 06.06.2018 _________________________________________________________________

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.

Plans/Drawings/Information:

This approval relates to drawings referenced JTM-224-P 01 date stamped received 4th April 2018. _______________________________________________________________ Interested Person Status – Additional Persons none _____________________________________________________________________________

Officer’s Report

APPLICATION SITE 1.1 The application site represents the curtilage of an existing detached dwelling with large front and rear gardens at Harcroft, Old Laxey Hill in Laxey. The application site is also within the Laxey Conservation Area since 1990.

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THE PROPOSAL

2.1 Proposed is the re-roofing of the conservatory, which would see the removal of the polycarbonate roof and replacement with a solid high insulation, lightweight roof structure finished with a grey Metrotile lightweight roof tile to match the roof of the dwellinghouse. PLANNING HISTORY - 3.1 09/01902/B - Installation of replacement windows to front elevation. 08/01814/B - Installation of replacement doors and side panels on front porch.

DEVELOPMENT PLAN POLICIES

4.1 In terms of local plan policy, In terms of local plan policy, the site lies within an area designated as being "Predominantly Residential Use" under the Laxey and Lonan Local Plan,

1. In terms of local plan, Policy L/RES/PR/1 of the written statement that accompanies the Laxey and Lonan Local Plan is considered specifically material to the assessment of the planning application which states:

4.2 "Residential development will generally only be approved within the study area in those areas designated as proposed and existing residential. In particular, in the case of Agneash no further dwellings will be approved although, as will be the case in areas zoned as residential, alterations and extensions to existing property may be accepted if such proposals are sympathetic to the character and appearance of both the building to be altered and the surrounding area in general." - 4.3 Policy L/CRB/PR/4 is also considered relevant:

"Where an area is designated as a Conservation Area, special attention must be paid during the consideration of all planning applications within the area, to the desirability of preserving or enhancing its character or appearance in accordance with the Town and Country Planning Act 1991 (12.(4)."

4.4 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains two policies that are considered materially relevant to the assessment of this current planning application. Whilst not strictly in accordance with the land use designation, the proposed works are to a residential dwelling and of a scale where General Policy 2 would be more applicable.

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;

4.3 Environment Policy 35; "Within Conservation Areas, the department will only permit 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." REPRESENTATIONS - 5.1 Garff Parish Commissioners and Highways Services do not object. ASSESSMENT

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6.1 The fundamental issues to consider in the assessment of this planning application are; (i) the impact of the proposed development on the character and appearance of the existing dwelling, (ii) the impact of the proposal on the surrounding area and street scene. - 6.2 As the proposed conservatory roof tiles would closely match the existing roof tiles of the main dwelling it is considered that the development would be an enhancement to the existing property by providing a uniform appearance throughout. - 6.3 The location of the conservatory on the rear elevation and the single storey nature with respect to the overall height of the conservatory ensures any views are set against the backdrop of existing residential property. The re-roofing would be considered acceptable form of development within the surrounding area and not detrimental to the conservation area in accordance with Environment Policy 35 and is therefore in accordance with General Policy 2 of the IOM Strategic Plan. RECOMMENDATION

7.1 Overall, it is concluded that the planning application is in accordance with aforementioned General Policies of the Isle of Man Strategic Plan 2016 and is recommended for approval. 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: 22.06.2018 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.

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