Officer Report

Application No.: 16/01185/B Applicant: Mr & Mrs Ian Clague Proposal: Replacement of existing glazed conservatory roof with tiles Site Address: 8 Laureston Close Douglas Isle Of Man IM2 4BF Case Officer : Mr Chris Balmer Expected Decision Level: Officer Delegation

Officer’s Report

1.0 SITE - 1.1 The application site is the residential curtilage of 8 Laureston Close Douglas. Number 8 is a detached single storey dwelling located to the northern of Laureston Close which forms a cul-de-sac. Laureston Close is within a wider suburban area to the west of Douglas, and the immediate surrounding land uses are entirely residential.

2.0 PLANNING POLICIES - 2.1 In terms of local plan policy, the application site is within an area recognised as being within predominantly residential use under Douglas Local Plan Order 1998. The site is not within a Conservation Area. - 2.2 Due to the zoning of the site and the proposed works the following policies are relevant in the determination of the application:- - 2.3 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:

• (a) is in accordance with the design brief in the Area Plan where there is such a brief;
• (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;
• (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
• (e) does not affect adversely public views of the sea;
• (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
• (g) does not affect adversely the amenity of local residents or the character of the locality;
• (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
• (i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
• (j) can be provided with all necessary services;
• (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
• (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
• (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
• (n) is designed having due regard to best practice in reducing energy consumption."

3.0 PLANNING HISTORY - 3.1 The following previous planning applications associated with the property are considered relevant in the assessment and determination of this application: - 3.2 Erection of a conservatory on rear elevation - 04/02296/B - APPROVED - 3.3 Installation of two roof lights on rear elevation - 04/00904/B - APPROVED

4.0 PROPOSAL - 4.1 The application seeks approval for the replacement of existing glazed conservatory roof with light weight roof tiles.

5.0 REPRESENTATIONS - 5.1 Highway Services indicate that they have no highway interest in the application (11.11.16).

6.0 ASSESSMENT - 6.1 The principal issues relate to the potential impact upon neighbouring amenities (overlooking, loss of light and/or overbearing impact) by the development and the potential visual impacts upon the amenities of the street scene. - 6.2 Regarding to the re-roofing of the conservatory roof it is considered to be an appropriate form of development which would have no significant impacts upon the amenities of the occupants of the neighbouring properties. - 6.3 In relation to the potential visual impact upon the street scene, the proposal would not be especially apparent from the adjacent highway, given its location to the rear of the dwelling; however, the proposal would be arguably more in keeping than the existing dwelling. - 6.4 Overall, it is considered that the overall level of development contained within the proposal is relatively modest and in keeping with the character of the dwelling, with suitably limited impact on the neighbouring properties. As such the proposal does not adversely affect public or private amenity and is therefore in accordance with Onchan Local Plan and General Policy 2 of the IOM Strategic Plan.

7.0 RECOMMENDATION - 7.1 For these reasons the proposal is considered to comply with the relevant polices of the Strategic Plan and the Douglas Local Plan and therefore recommended for an approval.

8.0 PARTY STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 as modified by the Transfer of Planning and Building Control Functions Order 2015, 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 considers material;
• (d) The Highways Division of the Department; and
• (e) The local authority in whose district the land the subject of the application is situated.

8.2 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: 14.11.2016 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 drawings reference number JTM-150-P-01 all received on 18th October 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: 14.11.2016 Determining officer

Signed : S CORLETT Sarah Corlett Senior Planning Officer

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