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17/00011/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 17/00011/B Applicant : Mr Roy Niven Proposal : Erection of replacement conservatory Site Address : Paper Mill East Baldwin Isle Of Man IM4 5EP
Case Officer : Miss Lucy Kinrade Photo Taken : 16.02.2017 Site Visit : 16.02.2017 Expected Decision Level : Officer Delegation
Officer’s Report
1.0 THE SITE 1.1 The application site is the residential curtilage of Papermill Cottage, East Baldwin a detached two storey dwelling set within large grounds. The property sits in a clearing of trees on the western side of the East Baldwin Road and is accessed from the main highway by its own private lane. The property is not overly visible from the main public thoroughfares.
1.2 The existing property has a large single storey conservatory on the west elevation which wraps around the south west corner of the property. The conservatory has a masonry built base and glazing to all sides above. The roof has a single pitch roof which slopes upwards towards the main house.
1.3 The existing property also has an external first floor balcony on the north facing elevation.
2.0 THE PROPOSAL 2.1 The application seeks approval for alterations to the existing external balcony which includes the installation of a new insulated GPR flat roof; this will be finished in a flint grey colour. There are no changes proposed to the structure or fall.
2.2 The current application also proposes the demolition of the existing glazed conservatory and its replacement with a new masonry built conservatory with windows on the west and south facing elevations and double glazed doors on the north facing elevation.
2.3 The proposed flat roof finish will include two roof lanterns and the external elevation of the conservatory will be finished in brickwork.
3.0 PLANNING HISTORY 3.1 There have been a number of previous planning applications for the site, the following application is considered most relevant in the assessment of the current: o PA 00/00235/B for the erection of a conservatory was approved in 2000.
4.0 PLANNING POLICIES 4.1 The application site is within an Area of High Landscape or Coastal Value and Scenic Significance as identified on the Isle of Man Development Plan 1982. Given the non-traditional design of the existing property and the nature of the current application it is appropriate to consider Housing Policy 16 of The Isle of Man Strategic Plan 2016, although we may also considered General Policy 2 in the assessment of the application which sets out a number of general standards in terms of development.
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17/00011/B
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4.2 Housing Policy 16: The extension of non-traditional dwellings or those of poor or inappropriate form will not generally be permitted where this would increase the impact of the building as viewed by the public.
4.3 General Policy 2: 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.
5.0 REPRESENTATIONS 5.1 Department of Infrastructure Highway Services stated that there was no highways interest in the current application 03/02/2017.
5.2 Braddan Parish Commissioners indicated that they do not oppose the current application 20/01/2017.
6.0 ASSESSMENT 6.1 Ultimately the application seeks to demolish the existing conservatory and replace it with new and remove the existing balcony roof and replace it with a new insulated equivalent. The proposals for both are not expected to impact the character of the existing property or adversely impact the rural landscape in which the property sits. It is expected that the replacement of both elements with new will positively improve energy efficiency of the existing dwelling and create improved internal environments for the owners.
6.2 The location of the property within its own grounds and given that the site of the works is on the far western elevation it is not expected that the development will be visible from the main highway or to members of the passing public.
6.3 For these reasons the application for the proposed works is considered acceptable.
7.0 RECOMMENDATION 7.1 The application is recommended for 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.
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17/00011/B
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Recommendation
Recommended Decision:
Permitted Date of Recommendation: 23.02.2017
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 numbers 6324/PP/01, 6324/PP/002, 6324/PP/03, 6324/PP/04 date stamped and received 29/12/2016 and drawing numbers 6324/PP/05 and 6324/PP/06 date stamped and received 23/01/2017.
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: 24.02.2017
Determining officer
Signed : S CORLETT Sarah Corlett
Senior Planning Officer
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