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18/01222/B Page 1 of 3
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 18/01222/B Applicant : Mr & Mrs David Beynon Proposal : Replacement of existing polycarbonate roof with a flat roof with associated parapet wall Site Address : 7 Woodside Terrace Douglas Isle of Man IM2 3AH
Planning Officer: Mr Nick Salt Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 07.01.2019 __
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 permission relates to the following plans, drawings and photographs - date stamped as received on 21st November 2018:
o 18/2736/01 - Location plan, site plan, roof plans, existing and proposed elevations, photographs of existing elevations.
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Interested Person Status - Additional Persons
None __
Officer’s Report
1.0 SITE 1.1 The site is the residential curtilage of 7 Woodside Terrace, Douglas. The site dwelling is a semi-detached 2.5 storey house at the end of a cul-de-sac, fronting directly onto the street
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18/01222/B Page 2 of 3
and footpath. The houses feature long rear gardens which bound the rear gardens of properties on Hilary Road, at a distance between the rear elevations of approximately 45-50 metres. Africa Court sits to the east of the site. 1.2 The site dwelling features a patio area to the rear, along with a two storey annex. The extended area has a hipped polycarbonate roof. 1.3 The site is within Woodbourne Road Conservation Area.
2.0 THE PROPOSAL 2.1 Proposed is the removal of the polycarbonate roof on the rear extension and replacement with a GRP flat roof behind a small parapet. 2.2 No other visual alterations to the dwelling are proposed.
3.0 PLANNING HISTORY 3.1 The existing roof in question was constructed to replace a previous mono pitched slate roof via PA Approval 96/01539/B. 3.2 There are no other past planning applications on this site or in the area which are deemed materially relevant to this application.
4.0 PLANNING POLICY 4.1 The application site is within an area designated as 'Predominantly Residential' as zoned in the Douglas Local Plan 1998.
4.2 Therefore, in terms of policy it is important to consider General Policy 2 of the Isle of Man Strategic Plan 2016 in the assessment of this application.
General Policy 2 states (in part);
"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."
As the site is within a Conservation Area, it is also important to have regard to the following contained in the IOMSP:
"Environment Policy 35: Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development."
5.0 REPRESENTATIONS 5.1 Douglas Borough Council have no objections to the application (07.12.18).
6.0 ASSESSMENT 6.1 The key considerations in the determination of this application are:
o Visual Impact (GP2 b,c,g, EP35) o Energy Consumption, (GP2 n)
Visual Impact
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18/01222/B Page 3 of 3
6.2 It is important, as the site is in Woodbourne Road Conservation Area, to consider any impact the proposal may have on that area and on the character and appearance of the site dwelling itself. The conservatory is not visible from any public thoroughfare and therefore would have no impact on the street scene of Woodside Terrace. When viewed from the rear gardens of the adjoining residential sites, the visual impact would likely remain minimal as current. The flat roof feature would not detract overall from the traditional character of the dwelling, a somewhat neater appearance of the rear elevation may be achieved.
Energy Consumption
6.3 Overall it is expected that the new flat solid roof system will provide the rear porch area with a better thermal quality and a more comfortable internal environment throughout both the summer and winter months. It is likely that the energy efficiency of the conservatory will improve, in compliance with GP2 (n).
7.0 CONCLUSION 7.1 For the above reasons the proposal is considered to comply with General Policy 2 of the Isle of Man Strategic Plan 2016 and is therefore acceptable.
8.0 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 the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted Date : 09.01.2019
Determining officer
Signed : S BUTLER
Stephen Butler
Head of Development Management
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