166910

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                                      23/00021/MCH                                     Page  1  of  4

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No. : 23/00021/MCH Applicant : Mrs Annemarie Corrin Proposal : Minor Changes application to approved planning application 20/00729/B Please refer to attached letter. Site Address : Land North Of Fo Chronk Station Road St Johns Isle Of Man IM4 3AH

Planning Officer: Miss Lucy Kinrade Photo Taken : Site Visit : Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Refused Date of Recommendation: 22.02.2023 __

Reasons for Refusal

R : Reasons for Refusal O : Notes attached to reasons

R 1. All elements are refused. __

Interested Person Status - Additional Persons

__

Officer’s Report

INTRODUCTION The following application shall be assessed against the criteria set out in Part 3 - Minor Changes Applications of the Town and Country Planning (Development Procedure) Order 2019 specifically Articles 21, 22, 23 and 24.

BASIS OF APPLICATION 21(1) This is the only minor changes application that has been made in respect of any particular grant of planning approval.

PASS - relates to 20/00729/B and no other MCH applications have been submitted for this application.

21(2)(a) The Minor Change Application relates to the grant of planning approval in respect of a building

PASS - relates to erection of a dwelling.

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                                      23/00021/MCH                                     Page  2  of  4

21(2)(b) The application specifies what minor changes are being sought

PASS - the application form states that the application is for the following changes: o Change to roof from zinc cladding to natural slate o Change to roof patent glazing above kitchen to natural slate o Change west gable elevation from composite cladding to natural grey stone cladding o Change east gable and internal gable from zinc cladding to painted render o Change windows on west and east gable to flat top head and cill o Add two new flues for wood burners o Add new rooflights above kitchen area o Change roof fascia, soffits and rainwater goods to upvc.

21(2)(b) The application specifies why the applicant considers the minor changes to be of a minor nature

FAIL - does not say why they consider them to be minor.

21(2)(c)(i) The Minor Change Application does not increase the number of dwellings or buildings for which planning approval has been granted

PASS - no increase proposal remains for single dwelling.

21(2)(c)(ii)The Minor Change Application does not increase the net external footprint of a building for which planning approval has been granted

PASS - no increase applied for.

21(2)(c)(iii) The Minor Change Application does not alter the site for which planning approval has been granted and which was defined by a red line on the site location map by changing that line

PASS - no change to red line

21(2)(c)(iv) The Minor Change Application does not make material changes to the vehicular access arrangements for which planning approval has been granted

PASS - no changes applied for or shown

21(2)(c)(v) The Minor Change Application does not alter the conditions (if any) which have been imposed

FAIL - the officer report of the parent approval indicates that the chosen materials offer a contemporary finish which "could be said to make a positive contribution to the streetscene due to its design attributes." The report also makes reference to the specific palette of selected materials by the agent to help soften the appearance from neighbouring properties. Condition 3 (see below) was actioned requesting schedule of materials, finishes and samples, and it is felt that the changes now sought would go beyond that condition and the reason for its application in respect of the original proposed external finishes being more contemporary.

"C3. No development shall commence until a schedule of materials and finishes and samples of the materials to be used in the construction of the external surfaces, including roofs, have been submitted to and approved in writing by the Department. The development shall not be carried out unless in accordance with the approved details. Reason: In the interests of the character and appearance of the site and surrounding area."

21(2)(d)The Minor Change Application is not being made where the parent approval is less than 21 days old, subject to an undetermined appeal or has expired

PASS - original application approved 30th Nov 2020.

APPLICATION CONTENT 22(3)(a) Application Form

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                                      23/00021/MCH                                     Page  3  of  4

- PASS - provided

22(3)(a&c) The information in Schedule 1 of the Town and Country Planning (Development Procedure) Order 2019 has been provided:

FAIL - provided the following

o Site location plan (with red lines) o The planning approval that is the subject of the application o List of changes being applied for but does NOT include the reasons why they feel they are minor. o drawings of the proposed minor changes with buildings and structures amended to indicate the changes o Flood risk assessment is not necessary in this case

22(3)(b) Provision of other documents specified on form but not in Schedule 1

PASS - No other documents provided

22(3)(4) Fee

PASS - Dealt with at submission

22(6) Such further info as Department may request prior to determination (has anything further been requested and provided?

PASS - None requested

DETERMINATION 23(1)(a) The Minor Change does not significantly increase the size or scale of the development in question

PASS - does not increase size or scale remains as single dwelling.

23(1)(b) The Minor Change does not significantly change the nature of the development in question

FAIL - nature of original development is changed in terms of external appearance which had been specifically conditioned as part of parent approval. Goes beyond minor.

23(1)(c) The Minor Change does not result in an approval which, at the time of approval, complied with a Development Plan, National Policy Directive or a Planning Policy Statement, ceasing to do so

FAIL - changes go beyond minor and require being assessed against development plan policy.

23(1)(d) The Minor Change does not result in new or increased adverse impacts on adjoining or neighbouring properties having a significant or disproportionate impact on the environment (irrespective of whether such impacts might be outweighed by other considerations)

FAIL - in addition to the external finishes which alter C3 of parent approval, the installation of two flues would result in new impacts on the neighbours which require being assessed on the living conditions of those in nearby properties.

23(1)(e) The Minor Change is not more than minor and is not of a magnitude to warrant a new application

FAIL - beyond minor warranting a new application

23(1)(e)The Minor Change does not otherwise fundamentally change the basis on which the grant was originally made.

FAIL - although still an application for a new single dwelling, the detailed elements which formed an important part of its original approval are now changed.

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23(2) If it does not do any of the above, must then be considered. - is the application considered acceptable?

FAIL - unacceptable.

NOTICE OF DECISION 24(2)(a) Set out whether all or some of the changes are accepted

None of the changes are accepted.

24(2)(b) Set out whether any elements are refused, the reasons for that.

All elements are refused.

This decision relates to following all date received 13/01/2023: Dwg 1884.01 P-01 Dwg 1884.01 P-02 Dwg 1884.01 P-03 Agent letter Dwg 1836.01 P-01 Dwg 1836.01 P-02 __

I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.

Decision Made : Refused Date: 23.02.2023

Determining officer Signed : J SINGLETON

Jason Singleton

Principal Planner

Customer note

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