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                                                 15/00658/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 15/00658/B Applicant : Mr & Mrs John Sharpe Proposal : Replacement of existing conservatory glazed roof with tiles Site Address : 2 Snaefell Crescent Onchan Isle Of Man IM3 4NJ

Case Officer : Mr Chris Balmer Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Officer’s Report

1.0 THE APPLICATION SITE 1.1 The application site is 2 Snaefell Crescent, Onchan which is a detached modern dormer bungalow located on the southern side of Snaefell Crescent and south east of the junction with Ballachrink Drive.

2.0 THE PROPOSAL 2.1 The application seeks approval for the replacement of existing glazed conservatory roof with light weight roof titles to match existing roof of main dwelling house.

3.0 PLANNING HISTORY 3.1 The previous planning application is considered relevant to the determination of this proposal:

3.2 Installation of roof dormer and erection of a conservatory on rear elevation - 06/01577/B - APPROVED

4.0 PLANNING POLICY 4.1 The site is designated within an "Area of Predominantly Residential Use" under the Onchan Local Plan 2000. The site is not within a Conservation Area.

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

4.3 General Policy 2 state: "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;

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                                                 15/00658/B
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(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."

4.4 Policy O/RES/P/21 of the written statement (Planning Circular 1/2000) that accompanies the Onchan Local Plan states: "Extensions and alterations to existing residential property will generally not be opposed where such proposals are appropriate in terms of scale, massing, design, appearance and impact on adjacent property."

5.0 REPRESENTATIONS 5.1 Onchan Commissioners have recommended an approval (received on 01.07.2015).

6.0 ASSESSMENT 6.1 The key issues relate to the potential impact upon neighbouring amenities (overlooking, loss of light and/or overbearing impact) by the development and whether the proposal would provide adequate off road parking provision within the site.

6.2 In relation to the impacts upon neighbouring properties, the property most likely be affected would be Nr 4 Snaefell Crescent which is to the northeast of the site. The likely impact is loss of light and/or overbearing impact as the conservatory, which is currently a mainly glazed structure lets light pass more than a structure with a solid roof. However, given the size, height and distance the conservatory is from Nr 4, it is not considered the impacts would so great to warrant a refusal.

6.3 In terms of the visual appearance of the proposed works, it is considered the proposal being to the rear elevation will not be apparent from substantial public views. The installation of a solid roof to match the main dwellings roof is arguable more in keeping.

7.0 RECOMMENDATION 7.1 Overall, it is considered that the overall level of development contained within the proposal is relatively modest and in keeping with the character of the dwelling, with suitably limited or no impact on the neighbouring properties. As such the proposal does not adversely affect public or private amenity and is therefore in accordance with General Policy 2 of the IOM Strategic Plan.

8.0 PARTY STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 as modified by the Transfer of Planning and Building Control Functions Order 2015, 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) The Highways Division of the Department; and

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(e) The local authority in whose district the land the subject of the application is situated.

"With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order".

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 15.07.2015

Conditions and Notes for Approval / Reasons and Notes for Refusal

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.

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This approval relates to drawings reference number JTM-52-P-01 all received on 11th June 2015.

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 : 16.07.2015

Determining officer (delete as appropriate)

Signed :...M GALLAGHER...

Michael Gallagher

Director of Planning and Building Control