DEC Officer Report

Application No.: 19/01092/B Applicant: Mrs Lorraine O'Sullivan Proposal: Replacement of existing glazed conservatory roof with tile Site Address: 30 Rosehill Mews Douglas Isle of Man IM2 2NA Planning and Enforcement Assistant: Mrs Vanessa Porter Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 31.12.2019 _________________________________________________________________

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 decision relates to the following amended plans and drawings, date stamped received on 15th November 2019: o Drawing No.313-01 - Photos of elevations, Roof plans, Site Location Plan

_______________________________________________________________ Interested Person Status – Additional Persons None _____________________________________________________________________________ Officer’s Report THE APPLICATION SITE

1.1 The application site is the residential curtilage of 30 Rosehill Mews which is a middle two storey terraced property with the wider Farmhill Estate. Rosehill Mews consists of four sets of terraced properties and three car parking areas within a cul-de-sac.

1.2 The property itself is at the same level as No.29 Rosehill Mews but lower than No.31 Rosehill Mews. - 1.3 There is a conservatory at the rear of the dwelling which takes up the full width of the property. The conservatory can be seen from the road side when entering the western rear car parking area within the Wallberry Mews cul-de-sac. THE PROPOSAL

2.1 The current planning application seeks approval to replace the existing uPVC conservatory roof with a modern tiled roof. The proposed tile roof will be finished in Shingle Metrotile lightweight roof tiles to match the existing dwelling, with the glazing on three elevations. PLANNING HISTORY - 3.1 There is one previous planning application which was PA97/00517/B, and was for the "Installation of a conservatory" which was Permitted. PLANNING POLICY - 4.1 The site lies in an area outside of the settlement boundary in the Douglas Local Plan 1998 and into the area of the Braddan Local Plan 1991 as being designated as "Master Plan to be prepared which will include areas of Industrial Use, Science Based Industries, High Density Residential Use, Landscaping and Secondary School of approximately 16 acres," being mindful of the established residential use of the site and its immediate surroundings the most appropriate Policy is to consider General Policy 2 of the Isle of Man Strategic Plan 2016.

4.2 General Policy 2 of the Isle of Man Strategic Plan 2016 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;

• n) is designed having due regard to best practice in reducing energy consumption."

REPRESENTATIONS

5.1 Highway Services have No Highways Interest in this application (29.11.2019).

5.2 Braddan Parish Commissioners have considered the proposal and have no objection (3.12.19).

ASSESSMENT 6.1 The proposed roof tiles would be similar in appearance to the existing roof 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.

6.2 The existing conservatory sits to the rear of the property and can partially be visible from a public vantage of the car park to the rear as such the character of the existing property and streetscene would not be significantly impacted.

6.3 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 General Policy 2 of the Isle of Man Strategic Plan 2016 and therefore acceptable.

• 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 the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date : 09.01.2020 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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.