DEC Officer Report

Application No.: 20/00704/B Applicant: Mr Adam Beighton Proposal: Replacement of existing conservatory roof with tiles Site Address: Ballanoa Andreas Road Dhoor Ramsey Isle Of Man IM7 4EE Principal Planner: Miss S E Corlett Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 17.08.2020 _________________________________________________________________

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 proposal is considered to comply with General Policy 2 of the Strategic Plan.

Plans/Drawings/Information; This decision relates to drawings 385-01 and the location plan all received on 29th June, 2020. _______________________________________________________________

Interested Person Status

Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 THE SITE - 1.1 The application site is the residential curtilage of an existing detached dwelling which sits on the north eastern side of the road which leads from Ramsey to Andreas. The dwelling sits in a large curtilage and 60m from the road

1.2 The existing property is a bungalow which has two conservatories, one on the rear and one on the side (north west). - 1.3 The conservatory at the side has a shallow pitched hipped roof, white plastic frame and polycarbonate roof. - 1.4 The property is generally well screened from public view from the highway.

2.0 THE PROPOSAL - 2.1 The current planning application seeks approval for the replacement of the existing conservatory roof with lightweight tiles in a brown colour which matches that of the main roof tiles.

3.0 PLANNING HISTORY - 3.1 One of the conservatories was added under 92/00575/B.

4.0 PLANNING POLICY - 4.1 The application site is within an area designated as Woodland within a wider area not designated for development on the Town and Country Planning (Development Plan) Order 1982. - 4.2 Whilst development is generally discouraged in such areas, there are no policies which advise on alterations to existing property, only extensions (HPs 15 and 16). Alterations to property can clearly be acceptable, depending on their design and should not be dismissed out of hand. Whilst not designated for development, the site and its development would merit from reference to General Policy 2 of the Isle of Man Strategic Plan 2016 in the assessment of this application which sets out general standards of development which should, in theory, be applied to all developments irrespective of their location. - 4.3 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;

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

5.0 REPRESENTATIONS - 5.1 Highway Services have no highway interest in the application (04.08.20).

6.0 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 roof is visible from the public vantage point of the main estate road but in any case the character of the existing property and streetscene would remain unaffected. - 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.

7.0 CONCLUSION - 7.1 For the above reasons the proposal is considered to comply with General Policy 2 and 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 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 : 04.09.2020 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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