137942

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                                                 16/00890/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 16/00890/B Applicant : Mr & Mrs Karl Garrett Proposal : Replacement of existing glazed conservatory roof with tiles Site Address : 13 Larch Hill Grove Douglas Isle of Man IM2 5NU

Case Officer : Mr Jason Singleton Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Officer’s Report

APPLICATION SITE 1.1 The application site is the residential curtilage of 13 Larch Hill Grove, Douglas. The property is a two storey semi-detached with a gable front peaked roof at first floor level with garaging and parking to the front. At the rear of the property is a conservatory located to the south east elevation measuring 4.0m long x 3.0m wide and 3.0m high.

THE PROPOSAL 2.1 Proposed is the reroofing of the hipped conservatory roof which would see the removal of the polycarbonate roof and replaced with a "Grey slate Metrotile lightweight roof tile" to match the dwellinghouse. There are no other alterations or modifications being proposed.

PLANNING HISTORY 3.1 00/00087/B - Erection of a conservatory. Permitted.

DEVELOPMENT PLAN POLICIES 4.1 In terms of local plan policy, the application site lies within an area zoned as Predominantly Residential under the Douglas Local Plan 1998.

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;

REPRESENTATIONS 5.1 Douglas Borough Council 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.

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                                                 16/00890/B
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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 roof 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: 15.09.2016

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-135-P-01 date stamped as received 29th July 2016.

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                                                 16/00890/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: 20.09.2016

Determining officer

Signed : C BALMER

Chris Balmer

Senior Planning Officer

Customer note

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