149867

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                                      17/00797/B                                     Page  1  of  3

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 17/00797/B Applicant : Mr & Mrs Graham Bott Proposal : Replacement of existing conservatory polycarbonate roof with tiled roof Site Address : 8 Snaefell Crescent Onchan Isle of Man IM3 4NJ

Case Officer : Mr Edmond Riley Photo Taken : 07.09.2017 Site Visit : 07.09.2017 Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 12.09.2017 __

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.

Plans/Drawings/Information:

This approval relates to the following drawings:

Number: 01A Date received: 16/08/17

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Interested Person Status - Additional Persons

None __

Officer’s Report

1.0 THE APPLICATION SITE 1.1 The application site is within a residential area and the address is 8 Snaefell Crescent, Onchan which is located in the area of housing nearby Whitebridge Road in the northern area

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                                      17/00797/B                                     Page  2  of  3

of Onchan. The property is a detached house that faces into Snaefell Crescent and is marginally set back from the road.

1.2 The use of the site is residential.

2.0 THE PROPOSAL 2.1 Full planning approval is sought for the replacement of existing conservatory polycarbonate roof with a tiled roof coloured to match the existing.

3.0 PLANNING HISTORY Relevant planning application - 03/01232/B - Erection of a detached garage and conversion of the existing garage to living accommodation - approved

4.0 PLANNING POLICY 4.1 The Isle of Man Strategic Plan 2016 has a policy which is relevant to the examination of this 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

5.0 REPRESENTATIONS 5.1 Onchan Commissioners - no objections (17.08.17).

5.2 Highway Services - no objections (17.08.17).

6.0 ASSESSMENT 6.1 It is needed to consider General Policy 2 when looking at the new development to ensure that there is limited impact on the surrounding area and nearby residents.

6.2 The development is at the rear of the house and therefore is not visible from the road that the house faces which should keep visual impacts to minimum if any were present. The neighbours that flank the application's site will have a view of the conservatory from their gardens, however no objections were made by the neighbours.

6.3 The new roof will have tiles of the same colour of the main building and should therefore create a more uniform appearance of the house which shall keep the visual impact of the new roof to a minimum. Having visited the site it can be said from both Snaefell Crescent and Glen View Road that the existing roof cannot be seen easily, and therefore changes made should be unnoticeable.

6.4 It is also worth mentioning initially the drawings that were received with the application were incorrect, it had windows above the dwarf walls on one of the side elevations, however amended drawings were produced to show that both of the side elevations have doors into the conservatory. While the amended drawings are different it shouldn't make a material difference to proposed roof replacement to the conservatory.

7.0 CONCLUSION 7.1 Overall, it is considered the proposal would comply with the relevant policies mentioned within this application, therefore it is recommended that the application be approved.

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8.0 INTERSTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 Article 6(4), 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) Highway Services Division of Department of Infrastructure and (e) The local authority in whose district the land the subject of the application is situated.

8.2 The decision maker must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed in Article 6(4) who should be given Interested Person Status. __

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: 15.09.2017

Determining officer

Signed : S CORLETT Sarah Corlett

Senior Planning Officer

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