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16/01253/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 16/01253/B Applicant : Ms Joanne Shepherd Proposal : Replacement of existing glazed conservatory roof with tiles Site Address : 3 Parsonage Glebe St Johns Isle of Man IM4 3LT
Case Officer : Miss Lucy Kinrade Photo Taken : 12.01.2017 Site Visit : 12.01.2017 Expected Decision Level : Officer Delegation
Officer’s Report
SITE 1.1 The application site is the residential curtilage of 3 Parsonage Glebe, St Johns an existing detached two storey dwelling, located within a small cul-de-sac of three properties which form Parsonage Glebe. The property sits within a large plot north of the main A1 Ballacraine Road which runs through St Johns. The rear of the property backs on to an area of open land which adjoins with the St Johns Arboretum.
1.2 On the eastern corner of the access into Parsonage Glebe where the access meets the main road are two properties Brackenhill and Sunnyhill, these two properties front the main road and prohibit views of 3 Parsonage Glebe which sits behind them.
1.3 The existing property has a large existing single storey conservatory on the north-west facing elevation which includes white UPVC windows and doors and a hipped polycarbonate roof.
PROPOSAL 2.1 The current planning application seeks approval for the replacement of the existing polycarbonate conservatory roof with a new proposed grey Metrotile lightweight roof tiles to match existing roof tiles on the main dwelling house.
PLANNING HISTORY 3.1 The most relevant and recent planning application which can be considered materially relevant in the assessment of this application is PA 00/02105/B for the erection of a conservatory which was granted full approval in 2000.
PLANNING POLICY 4.1 The application site is within an area recognised as "Predominantly Residential" identified on the St Johns Local Plan 1999. 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 -
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 space around them;
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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 5.1 German Commissioners have not commented on the application.
5.2 The Department of Infrastructure Highway Services have indicated that there is no highways interest in this planning application (30/11/2016).
ASSESSMENT 6.1 The application seeks approval for the installation of a replacement conservatory roof. The fundamental issues to consider in the assessment 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.
6.2 As the proposed roof tiles would be almost identical in appearance to the existing roof tiles of the main dwelling house and it is considered that the development would be an enhancement to the existing property by providing a uniform appearance throughout.
6.3 The replacement conservatory roof would not be visible from the main road of St Johns due to the location of the property behind Sunnyhill and Brackenhill and due to the orientation of the property and its location on the north west side elevation there may be minor visibility of the conservatory from neighbouring property The Middle House. Nonetheless it is expected that the proposed conservatory roof tiles will provide a constant and unbroken appearance with the main house and enable a more successful integration with the main house and enhance the overall appearance.
6.4 The lightweight Metrotile roof system shall provide the conservatory with a better-quality thermal skin and in turn reduce waste energy levels and work towards a more energy efficient dwelling.
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 therefore recommended for an approval.
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, in this case Department of Infrastructure Highway Services and (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
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Recommended Decision:
Permitted Date of Recommendation: 13.01.2017
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 JMT-151-P-01 and supporting photographs date stamped and received 7th November 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: 19.01.2017
Determining officer
Signed : S CORLETT Sarah Corlett
Senior Planning Officer
Customer note
This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.
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