DEC Officer Report

Application No.: 19/00508/B Applicant: Mr John & Mrs Fiona Shimmin Proposal: Replacement existing conservatory roof with tiles Site Address: Clareville Andreas Road Andreas Isle of Man IM7 4EN Planning and Enforcement Assistant: Miss Vanessa Wilson Photo Taken: 26.06.2019 Site Visit: 26.06.2019 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 09.07.2019 _________________________________________________________________

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.

Plans/Drawings/Information:

This decision relates to the following plans and drawings, date stamped received on 7th May 2019:

• o Site/Location Plan
• o Roof Plan _______________________________________________________________

Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report THE APPLICATION SITE

1.1 The application site is the residential curtilage of Claireville, Andreas Road.

1.2 The existing property is a two storey detached dwelling which is located on the southern side of Andreas Road and southeast of Andreas Village. - 1.3 There is a conservatory at the rear of the dwelling to the right of the south elevation with an ornate roof which has a raised foundation. The conservatory cannot be seen from the public vantage point of Andreas Road. THE PROPOSAL

2.1 The current planning application seeks approval to replace the existing conservatory roof with a modern tiled roof. The proposed tile roof will be finished in Tapco Tile No.801 roof tiles to match the existing dwelling, with the glazing on three elevations. - 2.2 The application also seeks approval for the installation of two rooflights within the new conservatory roof, of which the elevation drawing given and the roof drawing show different sizes as such I have gone with the roof drawing which sizes the rooflights at 780 x 980mm. PLANNING HISTORY

3.1 The previous planning applications are not considered to be specifically material in the assessment of the current application. PLANNING POLICY - 4.1 The site lies within an area zoned as undesignated on the Isle of Man Development Plan Order 1982.

4.2 When looking at strategic plan policy the Isle of Man Strategic Plan 2016 contains two policies that are considered of specific relevance to the assessment to this application is General Policy 2 and Environment Policy 1. - 4.3 General Policy 2 of the Isle of Man Strategic Plan 2016 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 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."

4.4 Environment Policy 1 of the Isle of Man Strategic Plan 2016 states "The countryside and its ecology will be protected for its own sake. For the purposes of this policy, the countryside comprises all land which is outside the settlements defined in Appendix 3 at 1.3.6 or which is not designated for future development on an Area Plan. Development which would adversely affect the countryside will not be permitted unless there is an over-riding national need in land use planning terms which outweigh the requirement to protect these areas and for which there is no reasonable and acceptable alternative.

REPRESENTATIONS

5.1 Highway Services have No Highways Interest in this application (17.05.2019).

5.2 Andreas Parish Commissioners have considered the proposal and have no objection (21.05.19). ASSESSMENT - 6.1 The proposed roof tiles would be similar in appearance to the existing roof of the main house and are likely to provide a constant and unbroken appearance through the rear elevation of the property enhancing the overall appearance. It is unlikely that there will be any impact on visual or other amenity from either of the neighbouring properties.

6.2 The existing conservatory sits to the rear of the property and can only just be seen from a public vantage point; as such the character of the existing property and streetscene would not be impacted by the new roof or rooflights.

6.3 Overall it is expected that the new roof system will provide the conservatory with a better thermal quality and a more comfortable internal environment throughout both the summer and winter months. It's likely that the energy efficiency of the conservatory will improve. CONCLUSION - 7.1 For the above reasons the proposal is considered to comply with General Policy 2 and Environment Policy 1 of the Isle of Man Strategic Plan 2016 and therefore acceptable. 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;
• (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 a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date: 10.07.2019 Determining officer

Signed : S CORLETT Sarah Corlett Principal Planner

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