Officer Report

Application No.: 16/00525/B Applicant: Mr Christian Cooil Proposal: Alterations and installation of a roof lantern to dwelling Site Address: Briardene 5 Governors Road Onchan Isle of Man IM3 1AX Case Officer : Miss Lucy Kinrade Photo Taken: 21.06.2016 Site Visit: 21.06.2016 Expected Decision Level: Officer Delegation

Officer’s Report

1.0 SITE - 1.1 The application site is the residential curtilage of 5 Governors Road, Onchan, a semidetached two storey dwelling with a detached single garage set back from the main highway and gives provision for 2 off road parking spaces. - 1.2 There is an existing extension to the rear of dwelling which was of a flat roof construction; it was originally finished in grey fibre glass laid over existing felt with an integrated 1800mm by 1500mm roof light. This roof has since been removed due to failure. - 1.3 The property sits at the corner of Governors Road and Wybourn Drive, the front elevation facing on to Governors Road and the rear elevation looking back towards the detached single garage and the boundary hedging obscuring the side elevation of neighbouring property 2 Wybourn Drive.

2.0 PROPOSAL - 2.1 The current planning application seeks approval for the replacement of the flat roof to the existing extension and to install a roof lantern to replace the previous flat roof light. - 2.2 The proposed flat roof will be of a fibre glass construction and finished in a grey colour. - 2.3 The roof lantern is manufactured from white uPVC and will match the existing windows of the property. - 2.4 The proposed roof lantern will be 1900mm by 2467mm.

3.0 PLANNING HISTORY - 3.1 There is no planning history for the application site. It is noted that the flat roof extension will not have been part of the original house construction, however in situ for a period longer than 4 years, this exceeds the given time limit and no enforcement notice may be issued in accordance with Schedule 4 Section 26 paragraph 3(a) of the Town and Country Planning Act 1999.

4.0 PLANNING POLICY - 4.1 In terms of local plan policy, the application site is in an area zoned as Predominantly Residential under the Onchan Local Plan 2000. Planning Circular 1/2000, the written statement that accompanies the Local Plan, contains one policy that is considered materially relevant to the assessment of this current planning application POLICY O/RES/P/21 4.66 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 Due to the zoning of the site and the proposed works, The Isle of Man Strategic Plan 2016 contains one policy which is considered specifically material in 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:

• 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; g) does not affect adversely the amenity of local residents or the character of the locality; n) is designed having due regard to best practice in reducing energy consumption."

4.3 The Isle of Man Strategic Plan 2016 also favours extension to existing property whereby it would not adversely impact the surrounding area or adjacent properties. Section 8.12.1 states:

"As a general policy, in built up areas not controlled by Conservation Area or Registered Building policies, there will be a general presumption in favour of extensions to existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general."

5.0 REPRESENTATIONS - 5.1 Onchan Commissioners have no objection to the current planning application (27/05/2016). - 5.2 The Department of Infrastructure Highway Services have indicated that there is no highways interest in this planning application (16/06/2016).

6.0 ASSESSMENT - 6.1 The application seeks approval for the replacement of the flat roof to the existing extension to the rear of 5 Governors Road with the addition of an integrated roof lantern. The fundamental issues to consider in the assessment and determination 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,
• (iii) the impact of the proposal on the neighbours.

6.2 The proposed flat roof will match that exactly of the previous pitch and design and therefore its renewal will enhance the overall appearance of the rear elevation of the property. - 6.3 The proposed roof lantern is larger than that of the previous flat roof light; however its sizing is proportionate and will benefit the internal environment of the space below and draw light into the property. - 6.4 Although a large area of glazing, the privacy of neighbouring buildings will not be at detriment. In truth it will be the occupier of 5 Governors Road that will experience greater loss of privacy with the proposed roof lantern as the upper levels of neighbouring buildings will have opportunity to look down and into the space below. - 6.5 With the previous roof being in a state of poor repair and damaged, any replacement will be seen as an improvement and advantageous to the overall life span and efficiency of the property.

7.0 RECOMMENDATION - 7.1 For these reasons the proposal is considered to comply with the relevant polices of the Isle of Man Strategic Plan 2016 and the Onchan Local Plan 2000 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, 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 (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: 24.06.2016 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 1.7246-101, 1.7246-102 and the location plan all received on 11th May, 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: 28.06.2016 Determining officer

Signed : S CORLETT Sarah Corlett Senior Planning Officer

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