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                                                 16/00045/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 16/00045/B Applicant : Mr John Feeney Proposal : Replacement of existing glazed conservatory roof with a new roof with light weight roof tiles Site Address : 31 Wybourn Drive Onchan Isle Of Man IM3 4AT

Case Officer : Miss Melissa McKnight CLOSED Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Officer’s Report

1.0 THE APPLICATION SITE

1.1 The application site is the residential curtilage of No. 31 Wybourn Drive, a single storey detached dwelling with dormer accommodation located on the south eastern side of Wybourn Drive.

2.0 THE PROPOSAL

2.1 The planning application seeks approval for the replacement of the existing glazed annexe roof with a new grey Pole Metrotile lightweight roof tiles that would have a similar appearance to the existing roof of the main dwellinghouse which is finished with grey tiles.

2.2 The existing annexe is located on the rear elevation of the dwelling.

3.0 PLANNING HISTORY

3.1 The application site has not been the subject of any previous planning applications that are considered materially relevant to the assessment of this current planning application.

4.0 PLANNING POLICY

4.1 The application site lies within area zoned as Predominantly Residential under the Onchan Local Plan 2000.

4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered material relevant to the assessment of this current planning application:

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 space 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;

5.0 REPRESENTATIONS

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                                                 16/00045/B
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5.1 Onchan District Commissioners

5.2 The Department of Infrastructure Highway Services have indicated that there is no highways interest in this planning application (20/01/2016).

6.0 ASSESSMENT

6.1 The application seeks approval for the installation of a replacement conservatory roof. The main issue to consider in the assessment of the application is the impact upon the character and appearance of the property and the surrounding area.

6.2 As the proposed roof tiles would be almost identical in appearance to the existing roof tiles of the main dwelling it is considered that the development would be an enhancement to the existing property by providing a uniform appearance throughout.

6.3 The replacement conservatory roof would be visible from Wybourn Grove and from neighbouring properties. Nonetheless, the proposed conservatory roof tiles, which would be of a similar appearance to the roof tiles of the main dwelling, will provide a more constant and unbroken appearance than is currently the case and thus enable a more successful integration of the conservatory with the dwelling itself, enhancing the appearance of the dwelling.

7.0 RECOMMENDATION

7.1 Overall, it is considered that the development proposed is acceptable and is concluded to accord with the provisions set out in General Policy 2 of the Isle of Man Strategic Plan 2007 and as such is recommended for approval.

8.0 PARTY STATUS

8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, 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 considered material; and (e) The local authority in whose district the land the subject of the application is situated.

With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 12.02.2016

Conditions and Notes for Approval: C : Conditions for approval

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                                                 16/00045/B
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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.

This approval relates to Drg No JTM-90-P-01 date stamped as received 18th January 2016.

I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted

Date: 17.02.2016

Determining officer

Signed : S CORLETT Sarah Corlett

Senior Planning Officer

Customer note

This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.