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17/00982/B Page 1 of 3
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 17/00982/B Applicant : Mr & Mrs Joseph Danher Proposal : Replacement of existing annex roof with tiled roof Site Address : 169 Fairways Approach Mount Murray Douglas Isle of Man IM4 2JH
Case Officer : Mr Edmond Riley Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 18.10.2017 __
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.
C 2. The replacement conservatory roof shall be coloured as per the submitted photograph sheet unless otherwise agreed in advance in writing with the Department.
Reason: In the interest of the character and appearance of the site.
Plans/Drawings/Information:
The development hereby approved relates to Drawing 01, date-stamped as having been received 13th September 2017.
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Interested Person Status - Additional Persons
None. __
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17/00982/B Page 2 of 3
Officer’s Report
1.0 THE APPLICATION SITE 1.1 The application site is the residential curtilage of 169 Fairways Approach, which is a detached residential dwelling on the Mount Murray Estate. A large dwelling, it is set within relatively substantial grounds that are screened by mature trees. To the rear is a conservatory with a polycarbonate roof: it is set in the 'crook' of this L-shaped part of the dwelling's footprint. It has an unusual, asymmetrical roof format as the conservatory is attached to a part of the dwelling where the roof slopes away, and so to connect the conservatory into the house would probably have been a little challenging and significantly increased its mass / visual impact.
2.0 DESCRIPTION OF THE APPLICATION 2.1 Full planning approval is sought for the installation of a replacement conservatory roof. This would have the same form as the existing but would be finished with a 'Metrotile' roofing system. The roof would be coloured grey to match the dwelling's rooftiles (albeit that the submitted photographs suggest a redder colouration). The decorative finial would not be replaced.
3.0 PLANNING HISTORY 3.1 The dwelling was approved under PA 00/00293/B and has not specifically been the subject of applications since that time.
4.0 PLANNING POLICY 4.1 The site lies within an area zoned as Predominantly Tourist on the Braddan Local Plan but, in view of the established residential nature of the site, it is considered appropriate to assess the application against parts (b), (c) and (g) of General Policy 2 as well as paragraph 8.12.1 of the Strategic Plan.
5.0 REPRESENTATIONS 5.1 Highway Services of the DoI stated the proposal had no highway implications on 13.10.2017.
5.2 Braddan Parish Commissioners offered no objection to the application in an email dated 22.09.2017.
6.0 ASSESSMENT 6.1 The use of such a tiling system as proposed will help the conservatory sit more comfortably alongside the house to which it is attached, but reducing the visual impact of the polycarbonate material. Consideration was given to seeking an amended design that would have allowed the conservatory roof to tie in with the dwelling even further but, for the reasons outlined in the opening paragraph of this report, this was no considered necessary or appropriate in this instance given that the conservatory cannot be readily seen from public positions and that the site and its surroundings do not benefit from or merit any particular protection.
7.0 CONCLUSION 7.1 The development proposed is acceptable. A condition should be attached specifying the colour of the roofing material.
8.0 INTERESTED 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;
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17/00982/B Page 3 of 3
(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 the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted
Date : 20.10.2017 Determining officer
Signed : S BUTLER
Stephen Butler
Head of Development Management
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