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17/00690/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 17/00690/B Applicant : Mr & Mrs Stuart Drummond Proposal : Replacement of existing annex roof with tiled roof Site Address : 7 Beach Road Port St. Mary Isle Of Man IM9 5NG
Case Officer : Miss Lucy Kinrade Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Officer’s Report
THE APPLICATION SITE 1.1 The application site is the residential curtilage of Number 7, Beach Road, Port St Mary, a detached one and a half storey bungalow located on the southern side of the road with first floor windows at both gable ends. The property is one of several properties of a similar size and style that line both sides of Beach Road. No. 7 has an existing hipped roof conservatory on the west side elevation that provides addition living accommodation to the ground floor. The rear and west side elevations join directly with an agricultural field that stretches south and down towards the coastline.
THE PROPOSAL 2.1 The current planning application seeks approval for the replacement of the existing polycarbonate conservatory roof with a new proposed Grey Pole Metrotile lightweight roof tile to match the existing roof tiles of the main dwellinghouse.
PLANNING HISTORY 3.1 There have been a number of applications for the site, the planning application considered most relevant in the assessment of the current is 00/00990/B for the erection of a conservatory which was granted approval in 2000.
PLANNING POLICY 4.1 In terms of local plan policy, the application site is located within an area zoned as Predominantly Residential under the Area Plan for the South 2013. In terms of strategic plan policy, the Isle of Man Strategic Plan 2013 contains one policy that is considered specifically relevant to the assessment of this current planning application:
4.2 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; n) is designed having due regard to best practice in reducing energy consumption."
REPRESENTATIONS
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17/00690/B
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5.1 Port St Mary Commissioners have no objection to the current planning application 27/07/2017.
5.2 Department of Infrastructure Highway Services have indicated that there is no highway interest (19/07/2017).
ASSESSMENT 6.1 The application seeks approval for the installation of a replacement conservatory roof. The fundamental issues to consider in the assessment and determination of this planning application are the impacts of the proposed development on the character and appearance of the existing dwelling and the visual impact of the proposal on the surrounding area and street scene.
6.2 The proposed grey pole colour for the replacement roof tiles is considered to match with the existing roof tiles of the main house and it is considered that the proposal would be an enhancement to the existing property by providing a uniform appearance throughout the conservatory and the main dwelling house when viewed from the streetscene.
6.3 Although the replacement conservatory roof would be visible from the main road it is not considered that its replacement would significantly impact the amenities of the neighbours or the general public to warrant a concern or a refusal. It is likely that the proposed matching roof tiles will create a successful integration of the conservatory to the existing dwelling and enhance the overall appearance.
6.4 The internal environments of conservatories can be volatile and can often reflect the weathering seasons; often they can be too hot in summer and too cold in winter. Of late there has been an increase in planning applications for the replacement of the existing glazed or polycarbonate conservatory roof systems with new, insulated, light weight tiles that seek to achieve a more consistent and reliable internal environment all year round. It is expected that the lightweight Metrotile roof system proposed here will help towards achieving this and ultimately provide an improved thermal efficiency of the conservatory and existing dwelling as a whole.
RECOMMENDATION 7.1 For these reasons the proposal is considered to comply with General Policy 2 (b), (c), (g) and (n) of the Isle of Man Strategic Plan 2016 and therefore recommended for approval.
INTERESTED PERSON 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; (d) The Highways Division of the Department; and (e) The local authority, Michael Commissioners in whose district the land the subject of the application is situated.
Department of Environment, Food and Agriculture Fisheries are part of the same Department as is the planning authority and as such should not be afforded interested person status under the Order.
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.
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17/00690/B
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Recommendation
Recommended Decision:
Permitted Date of Recommendation: 21.08.2017
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 number 01 and associated photographs all date stamped and received 26/06/2017
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: 22.08.2017
Determining officer
Signed : S CORLETT Sarah Corlett
Senior Planning Officer
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