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15/00659/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 15/00659/B Applicant : Mrs Elsie Pickard Proposal : Replacement of existing polycarbonate conservatory roof with light weight roof tiles Site Address : 2 Scarlett Road Castletown Isle of Man IM9 1NT
Case Officer : Mr Edmond Riley Photo Taken :
Site Visit : 25.06.2015 Expected Decision Level :
Officer Delegation
Officer’s Report
1.0 THE SITE
1.1 The application site is the residential curtilage of 2 Scarlett Road, which is a detached bungalow located at the very end of the Scarlett Road cul-de-sac in Castletown. The bungalow faces onto the highway somewhat side-on, with its front entrance lying to the side. A conservatory lies to the rear, which is not visible from the cul-de-sac but can be discerned between the properties along the parallel Scarlett Road highway lying to the south. The conservatory has five sides and offers an almost-hipped roof, which is finished in a polycarbonate material comprising 12 separate frames and has a decorative finial atop.
2.0 THE PROPOSAL
2.1 Full planning approval is sought for the replacement of the existing conservatory roof with brown "Metrotile" roof tiles; although the photographic sample submitted of the proposed roof tile appears much lighter than the interlocking Double Roman tiles found on 2 Scarlett Road, the annotations on the submitted plan are clear that the colour would be to match those Double Roman tiles. The roof pitch would not be altered, and nor would the decorative finial be reinstated, although 7 frame 'segments' of the roof would be removed by way of replacing the existing frames.
3.0 PLANNING STATUS
3.1 The application site is located within an area zoned as Predominantly Residential on the Area Plan for the South 2013 (Map 5 - Castletown).
3.1 The application site is located within an area zoned as Predominantly Residential in the Ramsey local Plan.
3.2 General Policy 2 of the Strategic Plan (adopted 2007) is an extensive policy, outlining the presumption in favour of development that complies with the land-use zoning and proposals in the appropriate Area Plan and with other policies of the Strategic Plan. It 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:
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15/00659/B
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(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, and (g) does not affect adversely the amenity of local residents or the character of the locality".
3.3 Paragraph 8.12.1 of the Strategic Plan sets out the presumption in favour of granting planning permission for extensions to existing dwellings in built-up areas where such a proposal would have no adverse impact on the surrounding area or neighbouring properties. Although this does not fully apply in the current circumstance as the proposal would not result in an extension, the principle is considered relevant.
3.4 The Area Plan for the South contains no policies of direct relevance to the proposal.
4.0 PLANNING HISTORY
4.1 The aforementioned conservatory was approved under PA 99/00962/B, while a flat- roofed side extension was added following approval being granted to PA 92/01309/B.
5.0 REPRESENTATIONS
5.1 No comments have been received at the time of writing (15th July 2015).
6.0 ASSESSMENT
6.1 There is nothing especially controversial about the proposal, which would provide something in the way of uniformity to the dwelling in terms of roof tiling, albeit that the proposed roofing material could be of a different colour to those of the dwelling itself and accepting that the somewhat unfortunate flat-roofed extension is not proposed for alteration.
6.2 However, any slight discrepancy is not considered to be significant enough to warrant the application's refusal since the site is not in a Conservation Area or otherwise considered to be of visual sensitivity. The reduction in roof segments would de-clutter the roof and the proposal is therefore judged likely to result in an improvement over the existing situation.
7.0 RECOMMENDATION
7.1 In view of the above, the application is recommended for approval.
8.0 INTERESTED PERSON STATUS
8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:
o The applicant, or if there is one, the applicant's agent; o 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, and o The local authority in whose district the land the subject of the application is situated.
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 15.07.2015
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15/00659/B
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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.
C 2. The replacement conservatory roof hereby approved shall be of the colour shown in the untitled photograph sheet submitted as part of the application (and date-stamped as having been received 11th June 2015) unless otherwise agreed in advance with the Department.
Reason: For the avoidance of doubt and in the interest of the appearance of the application site.
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The development hereby approved relates to the following plan, date-stamped as having been received 11th June 2015: JTM-51-P-01.
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 : 15.07.2015
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
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