DEC Officer Report

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No.: 20/00720/B Applicant: Mr Paul Rowland Proposal: Replacement of existing glazed conservatory roof with tile Site Address: 26 Groudle View Onchan Isle Of Man IM3 2EY 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.

• C 2. The colour of the tiles must match those on the main house. Reason: to ensure that the roofing is sympathetic to the building to which it would be attached.

This application has been recommended for approval for the following reason. The proposal is considered to comply with General Policy 2 of the Isle of Man Strategic Plan 2016.

Plans/Drawings/Information; This decision relates to drawing 01 received on 7th July, 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 in a row of five opposite the entrance to the King Edward Bay golf course and function suite. - 1.2 The existing property is a two storey dwelling finished in brown coloured concrete tiles. - 1.3 There is a conservatory at the rear similar to others at the rear of the other properties in this row. It has a white plastic frame and dwarf wall below with a clear polycarbonate roof. - 1.4 The conservatory is visible from Groudle Road if one looks down towards these dwellings although the main view from here is across to the wider landscape to the north.

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 charcoal colour. This has been queried as it would appear to clash with the colour of the main roof tiles. The applicant has confirmed that the colour is to match that of the main house.

- 3.0 PLANNING HISTORY

3.1 The house was approved in the early 2000s and there have been no relevant subsequent applications. - 4.0 PLANNING POLICY

4.1 The application site is within an area designated as Predominantly Residential on the Onchan Local Plan and the draft Area Plan for the East. Part of the plot lies in an area which is identified in the OLP as of ecological interest due to the semi-natural nature of the ground albeit that it has now been developed.

4.2 In terms of policy it is important to consider General Policy 2 of the Isle of Man Strategic Plan 2016 in the assessment of this application. - 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 Onchan District Commissioners have no objection to the application (12.08.20).

5.2 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 may be visible from the public vantage point of Groudle 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 GP2 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) 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. 8.3 The Department of Environment Food and Agriculture is responsible for the determination
• of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot 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: 17.08.2020 Determining officer

Signed : C BALMER Chris Balmer Principal Planner

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