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16 September 2014 14/00936/B Page 1 of 4 PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 14/00936/B Applicant : Mr Terence Ritchie Proposal : Erection of conservatory to replace existing extension Site Address : Brook Cottage Main Road Colby Isle Of Man IM9 4AD

Case Officer : Miss Melissa McKnight Photo Taken :

Site Visit : 04.09.2014 Expected Decision Level :

Officer Delegation

Officer’s Report

1.0 THE APPLICATION SITE

1.1 The application site is the residential curtilage of Brook Cottage, a two storey detached dwelling located on the southern side of the A7 Main Road in Colby.

2.0 THE PROPOSAL

2.1 This current planning application seeks approval for the erection of a conservatory to replace an existing flat roof conservatory on the south western side elevation.

2.2 The proposed conservatory would have a length of just less than 3.8 metres, width of just less than 3.2 metres and maximum height of 3.4 metres. The northwest elevation would have sand and cement rendered wall with upper lights. The remainder of the conservatory would have sand and cement rendered dwarf walls with glazing above.

2.3 The existing conservatory projects just less than 2.4 metres from the rear elevation of the existing dwelling and has a width of 3 metres and height of just less than 2.5 metres.

3.0 PLANNING HISTORY

3.1 Previously, planning permission was granted in 2010 for the installation of replacement windows under PA 10/00310/B.

4.0 PLANNING POLICY

4.1 In terms of local plan policy, the application site lies within an area zoned as Predominantly Residential under the Area Plan for the South 2013.

4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered specifically relevant to the assessment of this current planning application:

General Policy 2 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:

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16 September 2014 14/00936/B Page 2 of 4 (a) is in accordance with the design brief in the Area Plan where there is such a brief; (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; (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; (e) does not affect adversely public views of the sea; (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; (g) does not affect adversely the amenity of local residents or the character of the locality; (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; (j) can be provided with all necessary services; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption."

Paragraph 8.12.1 states: "As a general policy, in built up areas not controlled by Conservation Area or Registered Building policies, there will be a general presumption in favour of extensions to existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general."

5.0 REPRESENTATIONS

5.1 Arbory Parish Commissioners have no objection to the current planning application.

5.2 The Department of Infrastructure Highway Services do not oppose the current planning application.

6.0 ASSESSMENT

6.1 Given the level and nature of the development proposed, the key issues to consider in the assessment of this current planning application are the impacts upon the existing character and appearance of the property and the impact on the street scene and public amenity in general.

6.2 The proposed replacement conservatory is considered to be of a more elegant and attractive design than the existing and is therefore not judged to unduly harm the character and appearance of the main dwellinghouse.

6.3 Although the proposed new conservatory would be larger than the existing, it is not considered to be of scale that would result in the significant loss of private amenity space as the application site benefits from being set within a large plot. Therefore the development proposed is deemed acceptable with regards to the impact on the main dwellinghouse.

6.4 The proposed replacement conservatory would be taller than the existing and further protrude above the existing boundary fence than the existing conservatory. However, the conservatory would only be partially visible for one travelling north east towards Colby. It is

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16 September 2014 14/00936/B Page 3 of 4 unlikely views would be attainable as one travelled south east out of Colby. In any instance, full views of the extension would not be attainable.

6.5 The conservatory proposed under this scheme is considered an enhancement over the existing flat roofed structure which is not considered attractive. As such, it is deemed that the development proposed would have a fairly limited impact on the street scene and public amenity in general.

7.0 RECOMMENDATION

7.1 Overall it is concluded that the planning application is in accordance with General Policy 2 and Paragraph 8.12.1 of the Isle of Man Strategic Plan 2007.

7.2 It is recommended that the planning application be permitted.

8.0 PARTY STATUS

8.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure) (No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application, Highway Services, and the Local Authority in whose district the land the subject of the application sits.

Recommendation

Recommended Decision:

Permitted

Date of Recommendation:

12.09.2014

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal O : Notes attached to refusals

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.

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This approval relates to Site Plan date stamped as received on 6th August 2014 and DRG. NO. 6083/02 and 6083/03 date stamped as received 6th August 2014 and Location Plan date stamped as received on 22nd August 2014.

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16 September 2014 14/00936/B Page 4 of 4

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer.

Decision Made : Permitted Date : 15th September 2014

Determining officer (delete as appropriate)

Signed :... Chris Balmer

Senior Planning Officer

Signed :... Sarah Corlett

Senior Planning Officer

Signed : Michael Gallagher

Michael Gallagher

Director of Planning and Building Control

Signed :... Jennifer Chance

Head of Development Management