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17/00206/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 17/00206/B Applicant : Mr & Mrs Trevor Prince Proposal : Replacement roof to side annex Site Address : 2 Glen Maye Park Glen Maye Isle Of Man IM5 3AX
Case Officer : Mr Edmond Riley Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Officer’s Report
1.0 THE APPLICATION SITE 1.1 The application site is the residential curtilage of 2 Glen Maye Park, which is a split-level, detached property sited on the northern side of Glen Maye Park in Glen Maye.
1.2 The original footprint of the dwelling would appear to have been an L-shape, but this has been altered via the addition of a conservatory-like front porch (which for some reason does not appear on the submitted plans but the architect has confirmed is present) and also another conservatory within the 'crook' of the L-shape at the rear. The conservatory, which has a fully glazed and double-hipped roof with a decorative finial at its apex, is visible from the Glen Maye Park highway to the west.
2.0 THE PROPOSAL 2.1 Full planning approval is sought for the replacement of the rear conservatory roof with a lightweight roof tile system in a grey colour that matches the main dwelling's roof tiles.
2.2 The drawings are not accurate but not to a degree sufficient to warrant amendment. Correspondence between the case officer and the agent is on the application file.
3.0 PLANNING HISTORY 3.1 Neither the application site nor the neighbouring dwellings have been the subject of planning applications considered specifically material to the assessment of this application, though there was a controversial proposal to add an extension above the garage at the neighbouring 3 Glen Maye Park (PA 14/00656/B) that was approved.
3.2 The conservatory and front porch were approved under PA 99/00538/B.
4.0 PLANNING POLICY 4.1 The site falls within an area zoned as Predominantly Residential on The Isle of Man Planning Scheme (Development Plan) Order 1982. Accordingly, the proposal falls to be assessed against GP2 and paragraph 8.12.1 of the Strategic Plan.
5.0 REPRESENTATIONS 5.1 Highway Services and Patrick Parish Commissioners offered no objection to the application in comments received 24.03.2017 and 16.03.2017 respectively.
6.0 ASSESSMENT 6.1 As the proposed conservatory roof would match the pitch and form of the existing roof, it is considered that the proposal would result in an improvement to the appearance of the dwelling by
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17/00206/B
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providing some uniformity across its roofing. Given that the applicant objected to the neighbouring extension proposal on grounds of loss of light, the removal of the glazed roof will presumably reduce yet further the light ingress into their conservatory - but this is not in itself a reason to object to the application.
7.0 RECOMMENDATION 7.1 Overall, it is concluded that the planning application is in accordance with General Policy 2 of the Strategic Plan and is therefore recommended for planning approval.
7.2 Conditions should be attached that specify the colour of the roof tile to be used as well as clarifying that no approval is hereby approved or inferred for the removal of the front porch, which is not shown on the submitted drawing at all but is manifestly present.
8.0 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:
o The applicant, or if there is one, the applicant's agent; o 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; o Highway Services of the Department of Infrastructure; o 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
Recommended Decision:
Permitted Date of Recommendation: 27.03.2017
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. For the avoidance of doubt, the replacement conservatory roof shall be finished in a grey Metrotile roof tile as depicted on the colour sheet showing the roof tile sample (date-stamped as having been received 21st February 2017) unless otherwise agreed in advance with the Department.
Reason: In the interest of the character and appearance of the site.
C 3. Notwithstanding the approved drawing, no approval is hereby granted or inferred for the removal of the front porch.
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17/00206/B
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Reason: In the interest of the character and appearance of the site.
The development hereby approved relates to the Drawing JTM-161-P-01 and colour sheet showing the roof tile sample, both date-stamped as having been received 21st February 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: 28.03.2017
Determining officer
Signed : S CORLETT Sarah Corlett
Senior Planning Officer
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