DEC Officer Report
Application No.: 20/01351/MCH Applicant: Dr Sarah Whetstone Proposal: Minor changes application for PA 19/00091/B involving alteration to dormers to North West elevation Site Address: Croft End 2 The Crofts Castletown Isle Of Man IM9 1LY Principal Planner: Miss S E Corlett Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 24.12.2020 _________________________________________________________________
Conditions and Notes for Approval
C : Conditions for approval N : Notes attached to conditions
N 1. This decision relates to all of the minor changes proposed to 10/00091/B relating to the alteration of the two approved dormers on 2, The Crofts, Castletown.
Plans/Drawings/Information; This decision relates to drawings JTM18184-P-04 received on 21.12.20, JTM1814-BC-10-04C, JTM18184-BC-10-01 and 01 all received on 27th November, 2020. _______________________________________________________________
Interested Person Status – Additional Persons
n/a _____________________________________________________________________________
Officer’s Report
INTRODUCTION The following application is to 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 19/00091/B and no other MCH applications have been received 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 alterations and extensions to a dwelling
- 21(2)(b) The application specifies what minor changes are being sought PASS - the application includes reference to "The originally designed dormers do not permit the necessary Building Regulations statutory minimum headroom for the staircase. The amendment is for a newly designed dormer, which externally will still give the appearance of two dormers, but actually are linked by a flat roof element, faced with slate. There is also an increase to the approved dormer windows. Proposed Monopitch Slate roof corrected to required minimum pitch".
- 21(2)(b) The application specifies why the applicant considers the minor changes to be of a minor nature
- PASS - the applicant's agent confirms on 22.12.20 that "an issue has been identified with regard to the installation of the new staircase from first to second floor, housed within the left-hand dormer (when viewed from the rear of the property), whereby the minimum head clearance height required by the Building Regulations cannot be achieved on the second floor landing owing to the right-hand slope of the 'designed' left-hand dormer roof slope pitch, providing insufficient head clearance. To compensate the inclusion of a slate faced infill between the two dormers would give the necessary head room. From a visual aspect we believe the change is minor as the only clear aspect of this roof is at the rear of the garden and would be almost non-distinguishable with the integration.
- 21(2)(c)(i) The Minor Change Application does not increase the number of dwellings or buildings for which planning approval has been granted
- 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
- 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
- 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
- 21(2)(c)(v) The Minor Change Application does not alter the conditions (if any) which have been imposed
- 21(2)(d)The Minor Change Application is not be made where the parent approval is less than 21 days old, subject to an undetermined appeal or has expired
- - PASS - original application approved 18th Dec 2019 APPLICATION CONTENT
- 22(3)(a) Application Form
- 22(3)(a&c) The information in Schedule 1 of the Town and Country Planning (Development Procedure) Order 2019 has been provided:
- o Site location plan (with red/blue lines)
- o The planning approval that is the subject of the application
- o Explanation of changes being applied for and reasons why
- o drawings of the proposed minor changes with buildings and structures amended to indicate the changes
- o Flood risk assessment is/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
- - 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 - the proposal introduces an additional section between the two pitched roofed dormers in order to provide headroom within the building. No outward expansion of the new fabric is proposed.
- 23(1)(b) The Minor Change does not significantly change the nature of the development in question
- - PASS - nature of original development is not changed
- 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
- - PASS - remains compliant
- 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)
- PASS - there will be no new or increased impacts compared with the parent approval.
- 23(1)(e) The Minor Change is not more than minor and is not of a magnitude to warrant a new application
- - PASS - considered minor
- 23(1)(e)The Minor Change does not otherwise fundamentally change the basis on which the grant was originally made.
- PASS - basis of original approval remains unchanged
- 23(2) If it does not do any of the above, must then be considered. - is the application considered acceptable?
- - PASS - acceptable NOTICE OF DECISION
- 24(2)(a) Set out whether all or some of the changes are accepted
- - All changes are accepted
- 24(2)(b) Set out whether any elements are refused, the reasons for that.
- N/A _____________________________________________________________________
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 : Permitted Date: 24.12.2020 Determining officer
Signed : C BALMER Chris Balmer Principal Planner
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