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16/00808/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 16/00808/B Applicant : Mr & Mrs Robert Clarke Proposal : Replacement of existing glazed conservatory roof with tiles Site Address : Alberta Cottage 36 Alberta Drive Onchan Isle of Man IM3 1LX
Case Officer : Mr Jason Singleton Photo Taken : 25.08.2016 Site Visit : 25.08.2016 Expected Decision Level : Officer Delegation
Officer’s Report
APPLICATION SITE 1.1 The application site is the residential curtilage of 36 Alberta Drive Onchan, the property is a two storey end of terrace property which sits on the corner of Kerrocoar Drive. The property has a single storey glazed annex positioned to the side of the property on the north east part of the dwellinghouse which has a lean-to polycarbonate roof.
1.2 The property is bounded on its southern boarder by mature hedgerow planting above 2m in height adjacent to the footpath of Kerrocoar Drive.
THE PROPOSAL 2.1 Proposed is the reroofing of the annex which would see the removal of the polycarbonate roof and replace with a Grey slate Metrotile lightweight roof tile to match the dwellinghouse and incorporate two velux type roof lights measuring 780x550mm.
PLANNING HISTORY 3.1 This application site has not been the subject of any previous planning applications that are considered specifically material to the assessment of this current planning application.
DEVELOPMENT PLAN POLICIES 4.1 In terms of local plan policy, the site lies within an area designated on the Onchan Local Plan of 2000 as Residential. As such, Policy O/RES/P/21 of the written statement (Planning Circular 1/2000) that accompanies the Onchan Local Plan is relevant. It states: "Extensions and alterations to existing residential property will generally not be opposed where such proposals are appropriate in terms of scale, massing, design, appearance and impact on adjacent property." ...
4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains one policy that is considered materially 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 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;
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16/00808/B
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REPRESENTATIONS 5.1 Onchan District Commissioners and Highways Services have no objection (18/08/16 & 18/08/16) ASSESSMENT 6.1 The fundamental issues to consider in the assessment of this planning application are; (i) the impact of the proposed development on the character and appearance of the existing dwelling, (ii) the impact of the proposal on the surrounding area and street scene.
6.2 As the proposed conservatory roof tiles would match 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 It is considered that the replacement annex roof with the inclusion of the velux type roof lights would be a relatively modest alteration to the property which would not adversely affect public or private amenity and is therefore in accordance with General Policy 2 of the IOM Strategic Plan.
RECOMMENDATION 7.1 Overall, it is concluded that the planning application is in accordance with aforementioned General Policies of the Isle of Man Strategic Plan 2016 and is recommended for approval.
INTERESTED PERSON STATUS 8.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure)(No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application; Highway Services, and the Local Authority in whose district the land the subject of the application sits.
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 02.09.2016
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 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 drawing referenced; JTM-131-P-01 date stamped received on 13th July 2016.
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16/00808/B
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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: 05.09.2016
Determining officer
Signed : C BALMER
Chris Balmer
Senior Planning Officer
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