Planning Officer Report

Case Officer: Miss Laura Davy Photo Taken: Site Visit: Expected Decision Level: Officer Delegation

Officer's Report

The Site

1. The application site is the curtilage of Pine Close, Station Road, St Johns which is a detached property which is situated to the western side of the highway. The property is a fairly modern bungalow with a conservatory off the southern elevation. The dwelling is partially visible from the highway.

The Proposal

1. The application seeks approval for the roofing works to the conservatory. The existing glass roof of the conservatory would be removed and a new roof system installed which would be tiled in colour to match the existing dwelling.

Planning History

1. The previous planning applications are not considered to be specifically material in the assessment of the current application.

Development Plan Policies

1. The application site is within an area zoned as "Predominantly Residential Use" identified on the St John's Local Plan 1999. Given the nature of the application it is appropriate to consider General Policy 2 of the Isle of Man Strategic Plan (20th June 2007).

1. General Policy 2

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:

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;

Application No.:	13/00187/B
Applicant:	Mrs Marie Bevan
Proposal:	Roofing works to existing conservatory
Site Address:	Pine Close
	Station Road
	St Johns
	Isle Of Man
	IM4 3AH

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; I) 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; n) Is designed having due regard to best practice in reducing energy consumption.

Consultations

1. German Commissioners have not commented

Assessment

1. The application seeks approval for the roofing works to the existing conservatory. The main issue to consider in the assessment of the application is the impact upon the character and appearance of the street scene.
2. The roofing works are considered to be a fairly minor alteration to the property which would not be highly visible in the street scene. It is considered that the proposed works would not adversely affect the character and appearance of the property or the street scene in general.
3. The proposed roof should match the roof of the existing dwelling in terms of colour, and a condition should be attached to the approval.
4. For the above reasons the application is considered to be acceptable and is recommended for approval.

Party Status

1. The local authority, German Commissioners is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status.

Recommendation

Recommended Decision: Permitted

Date of 18.03.2013

Recommendation:

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval

N : Notes attached to conditions R : Reasons for refusal

• : Notes attached to refusals

C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

C 2. This permission relates to the roofing works to the existing conservatory as shown in drawings location plan and 1603-01 received 14th Februray 2013.

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

Decision Made : Permitted Date : 19/2/13

Determining officer (delete as appropriate) Signed : Signed : Signed : Anthony Holmes Sarah Corlett Senior Planning Officer Senior Planning Officer Signed : Signed : Signed : Michael Gallagher Jennifer Chance Director of Planning and Building Control Development Control Manager

18 March 2013 13/00187/B Page 3 of 3