DEC Officer Report

Application No.: 19/01315/B Applicant: Mr & Mrs Walter Cole Proposal: Alterations, installation of replacement windows and door to conservatory and replacement of existing conservatory roof with tiles Site Address: 17 Seaview Road Onchan Isle Of Man IM3 4AQ Planning and Enforcement Assistant: Mrs Vanessa Porter Photo Taken: 11.12.2019 Site Visit: 11.12.2019 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 02.01.2020 _________________________________________________________________

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 plans and drawings, date stamped received on 21st November 2019:

• o Site Plan
• o Location Plan
• o Drawing No.164/73/P - Photographs of Conservatory
• o Drawing No. 164/73/3 - Plans as Existing and as Proposed _______________________________________________________________

Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report

THE APPLICATION SITE

1.1 The application site is the residential curtilage of 17 Seaview Road which is a two storey semi-detached property to the northern end of Seaview Road. - 1.2 The site topography means that the land rises in a northerly direction with the properties at the rear (Mount View Road) being at a much higher elevation. - 1.3 Due to the topography of the site itself the main driveway is higher than the rear extensions by a couple of steps and the rear garden is in two tiers. - 1.4 The current conservatory sits between a rear extension and the neighbouring properties extension. The conservatory sits 30cm lower than the rear extension and has a polycarbonate roof. THE PROPOSAL

2.1 The current planning application seeks approval to replace the entire upper half of the conservatory. Starting with the increase in height by 30cm to match the roof height of the current extension which means the increase in height of the current windows and doors by 20cm. The roof is to be a Guardian Warm Roof in Esprit Shingle Burnt Umber colour to match the current extension. There is also to be a rooflight installed into the roof measuring 60cm by 45cm. PLANNING HISTORY - 3.1 There are no previous planning applications identified on this site. PLANNING POLICY - 4.1 The site lies within an area zoned as Predominantly Residential on the Onchan Local Plan 2000, Village Map 1. The Onchan Local Plan 2000 has a policy which is relevant to this assessment, O/RES/P/21 which states "Extensions and alterations to existing residential property will general not be opposed where such proposals are appropriate in terms of scale, massing, design, appearance and impact on adjacent property.

4.2 Of specific relevance to the assessment of this application is General Policy 2 of the Isle of Man Strategic Plan 2016which 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 (09.12.2019).

5.2 Onchan Commissioners have considered the proposal and have no objection (11.12.19). ASSESSMENT 6.1 The key issue to consider in the assessment of this planning application is the potential impacts upon the visual amenities of the street scene.

6.2 The conservatory due to its position within the property can only be viewed by the properties to the rear on Mount View Road and only because they are higher in topography than No.17 Seaview Road.

6.3 The alteration of raising the height of the roof and the proposed roof tiles being similar in appearance to the existing roof of the main house and extension will provide a constant and

• unbroken appearance through the rear elevation of the property enhancing the overall appearance.
• 6.4 It is unlikely that there will be any impact on visual or other amenity from either of the neighbouring properties.
• 6.5 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 a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date: 02.01.2020 Determining officer

Signed : S CORLETT Sarah Corlett Principal Planner

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