DEC Officer Report

Application No.: 20/00121/B Applicant: Mrs Barbara Callister Proposal: Replacement of existing glazed conservatory roof with tile Site Address: 26 Murrays Lake Drive Mount Murray Douglas Isle Of Man IM4 2HY Planning Officer: Mr Paul Visigah Photo Taken: 04.03.2020 Site Visit: 04.03.2020 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 12.03.2020 _________________________________________________________________

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 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 application is considered to accord with the provisions set out in General Policy 2 of the Isle of Man Strategic Plan 2016 as such the planning application is recommended for approval.

Plans/Drawings/Information; This decision relates to drawing 349-01 received on 6th February, 2020. _______________________________________________________________

Interested Person Status

Additional Persons None _____________________________________________________________________________ Officer’s Report THE SITE

1.1 The site is the residential curtilage of an existing dwelling situated in the housing estate of Mount Murray. The house is a two storey semi-detached dwelling with the front porch designed as a single storey attachment to the front elevation. The house faces west and has an

• enclosed rear garden with boundary consisting of a 1.8m hedge and some tress scattered along the boundary.
• 1.2 There is a lean-to roof conservatory on the eastern elevation which is framed in white UPVC material. This conservatory is 2m wide and 2.5m long. THE PROPOSAL

2.1 The application seeks approval for the Replacement of existing glazed conservatory roof with tile. The solid roof material of the new roof is proposed to closely match the existing main dwelling roof in style and colour. The footprint and height of the conservatory would not change and the elevations would remain as they currently are. PLANNING POLICIES - 3.1 The site is within an area designated as proposed tourist accommodation in Parkland on the 1982 Development Plan Order and on the draft Area Plan for the East as not for a particular purpose. Whilst the site is not designated for residential purposes which is the existing use of the site, the house clearly and lawfully exists and as such General Policy 2 of the Strategic Plan is considered appropriate as follows:

"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."

PLANNING HISTORY

4.1 The application site has not been the subject of any previous planning applications and there are no previous planning applications within the vicinity of the dwelling which are considered relevant in the assessment and determination of this application.

REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.

5.1 Representation from the Department of Infrastructure (DOI) Highways Division confirms that there is no highway interest in a letter dated 28 February 2020.

5.2 Santon Commissioners have stated that they have no objection to the application in a letter dated 4 March 2020. 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 due to the nature of the boundary treatment which secludes No 56 Murrays Lake Drive, but allows intervisibility with No 25 and 27 Murrays Lake Drive.

6.2 The conservatory is not readily visible from the nearby public streets. The site, when viewed from the street and from neighbouring dwellings, would likely remain largely the same in terms of visual impact.

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 is likely that the energy efficiency of the conservatory will improve, in compliance with GP2 (n). 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 is therefore acceptable. 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 a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date: 18.03.2020 Determining officer

Signed : S CORLETT Sarah Corlett Principal Planner

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