Retrospective Conservatory Planning Statement
Department of Environment, Food & Agriculture, Planning & Building Control Directorate, Murray House, Mount Havelock, Douglas, Isle of Man IM1 2SF
4th August 2015
Dear Sirs,
Re: Retrospective applications for Planning Approval & Registered Building Consent for variations to the original approvals 12/01567/GB & 12/01568/CON
Project: Construction of a first floor conservatory to the side of a Registered Building
At: The Old Sail Loft, Shore Road Underway, Port St.Mary
I have pleasure in enclosing retrospective applications for Planning Approval and Registered Building Consent for the above scheme. The application documents consist of the following:
- Planning Application Form (4 copies)
- Registered Building Consent Form (5 copies)
- Check List & Land Ownership Statement
- Cheque for planning fee of £265
- Reduced copy of original approved drawings
- Drawings as listed below:-
- 1208/01 - Location plan
- 1208/03/B – Proposed site plan, floor plans & elevations (As-built)
Please do not hesitate to contact me should you require additional information or wish to discuss any aspects regarding this application.
Yours faithfully,
Samuel T Samson BA. Dip. Arch
THE WORKSHOP PARK ROAD PORT ST. MARY ISLE OF MAN IM9 5HQ TEL: (01624) 837545 [email protected]
Retrospective Planning & Registered Building Consent applications for a first floor conservatory at The Old Sail Loft, Shore Road Underway, Port St. Mary
PLANNING & BUILDING COURT RECEIVED ON 6 AUG 2015 Office of ENVIRONMENT ROOM AND AGRICULTURE
Contents
- Variation from Planning Approval PA: 12/01567/GB & 12/01568/CON
- Consideration of the Planning Inspector for the original approval
- Architect's comments on the 'as-built' conservatory
- Summary
Appendices
Appendix I - Photographs of the 'as-built' conservatory
Appendix II - Reduced copies of the original approved scheme PA: 12/01567/GB & 12/01568/CON
1. Variation from Planning Approval PA: 12/01567/GB & 12/01568/CON
The applicant, Mr. John Morris, has been contacted by the Planning Enforcement Officer regarding a deviation from the planning approval for the construction of a first floor conservatory at the above property.
The proposed conservatory, located over the existing garage/roof terrace, has now been completed and has Building Regulations approval.
Studying the original approved scheme against what has been constructed, we note the following differences:-
- The original extension was to be a simple conservatory to provide additional privacy and enclosure to the existing roof terrace. The constructed conservatory now forms a new kitchen area for the Old Sail Loft. The original kitchen was limited in natural daylight and space and so the applicant has taken the opportunity to relocate it into the larger, well lit, conservatory space. The original kitchen has now become a much needed utility area.
- The rear section of roof to the conservatory was to be a pitched slate roof. This section of the roof is unseen from the roadside and abuts the rear boundary wall. As access for maintenance of the roof and boundary wall would have been difficult, this part of the roof has now been constructed as a GRP flat roof (Colour: Grey) which allows easy access to the rear boundary wall.
- The existing stone faced parapet wall to the front of the garage has been modified and a glazed balustrade has been inserted. This provides improved views of the harbour and adds to the lightness of the overall structure between the Old Sail Loft and adjacent building.
- The front section of roof and front elevation of the conservatory were to be as visually lightweight as possible and it was proposed to use a frameless glazing system. The applicant researched frameless systems but could not find one guaranteed for severe coastal situations and therefore, not fully appreciating the original architectural reasoning for the frameless glass, has instead installed a conventional framed conservatory. The windows and fascias of the conservatory, although originally predominantly white, have now been painted dark grey to reduce the visual impact.
2. Consideration of the Planning Inspector for the original approval
When recommending approval of the original application, the planning Inspector made the following comments regarding the scheme:-
- The conservatory, as originally proposed, would not impact or have a detrimental affect on the Old Sail Loft or adjacent contemporary new dwelling due to it's lightweight nature and it would be scarcely noticeable due to its seclude position set well back from the roadside.
- The Inspector was mindful of the benefit to privacy and amenity that the conservatory would bring to the occupants of The Old Sail Loft and the neighbours to the rear at No.8 High Street.
- He felt that there would be no detrimental affect to the character and historical interest of the adjacent registered building.
3. Architect's comments on the 'as-built' conservatory
The general principles of the original planning approval are very much the same in the as-built conservatory:-
- It provides additional privacy and amenity to the occupants of the Old Sail Loft.
- It provides additional privacy for the neighbours to the rear of the site.
- The structure is lightweight and set far back from the roadside so that is barely noticeable from the surrounding area.
- The inserted glass balustrade, in our professional opinion, further adds to the lightweight nature of the conservatory instead of the original stone parapet wall.
- The lightweight structure does not impact on the fabric of the adjacent buildings.
Following discussions with the planning officer it was confirmed that new Planning and Registered Building Consent applications were required. At the time it was suggested that the front frame, fascias and doors of the 'as-built' conservatory would benefit from being painted a single unifying neutral colour e.g. dark grey. It was made clear that this wouldn't guarantee planning approval, however the planning officer felt that this may be more appropriate and distinguish the conservatory from the timberwork of the adjacent dwelling and have more relevance to the industrial nature of the Old Sail Loft.
4. Summary
The painting work has now been completed, as shown on the attached photographs, and has improved the appearance of the conservatory. It is now more neutral and we believe achieves the original design principles when viewed from the roadside and further away on the opposite side of the harbour.
The structure is still lightweight in appearance with minimal impact on the neighbouring area, and no detrimental affect on the fabric or historical context of the Old Sail Loft.
We would therefore request that this retrospective planning application be approved, subject to any conditions deemed appropriate.
