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15/00765/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 15/00765/B Applicant : Maclo Construction Proposal : Erection of a replacement conservatory Site Address : Barroose House Barroose Road Baldrine Isle Of Man IM4 6AR
Case Officer : Mr Jason Singleton Photo Taken : 30.07.2015 Site Visit : 30.07.2015 Expected Decision Level : Officer Delegation
Officer’s Report
APPLICATION SITE 1.1 The application site is the residential curtilage of Barroose House, which is a large detached dwelling located on Barroose Road, around 500 metres to the west of the of the built up area of Baldrine. Barroose House is set on a hillside overlooking Baldrine Road and the Manx Electric Railway; the site is quite visible from the A2 highway.
THE PROPOSAL 2.1 Proposed is the replacement of a timber-framed conservatory with glass roof with a UPVC framed structure with a 'Metrotile Charcoal', lightweight roof ties to match the existing main house. The proposed conservatory has a footprint of 4.6m x 4.4m and a height of 3.7m.
PLANNING HISTORY 3.1 The application site has not been the subject of any previous planning applications that are considered specifically material to the assessment of this current planning application.
The previous conservatory was approved 87/04542/B - Erection of a conservatory. Approved.
DEVELOPMENT PLAN POLICIES 4.1 In terms of land use designation under the Isle of Man Planning Scheme (Development Plan) Provisional Order 1982 the application site is designated as un-zoned 'white land'.
4.2 The application site is located within an area that is recognised as being Open Space/Agricultural Use by the Laxey and Lonan Area Plan 2005. Such land is not designated for development.
4.3 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 application;
General Policy 2 states; "Development which is in accordance with the land use zoning and proposals in the Area Plan and with other policies of this strategic plan will normally be permitted, provided that the development":
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15/00765/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; (g) does not affect adversely the amenity of local residents or the character of the locality;
REPRESENTATIONS 5.1 Lonan Parish Commissioners have no objection (15/07/15)
ASSESSMENT 6.1 The application seeks approval for the installation of a replacement conservatory with a light weight warm roof. The main issue to consider is the impact upon the character and appearance of the property and surrounding area.
6.2 The conservatory is proposed to not have an enlargement in footprint but to replace with modern UPVC materials. The proposed conservatory roof tiles would match the existing roof tiles of the main dwelling it is considered that the development would be an enhancement to the existing property by providing a uniform appearance throughout.
6.2 It is considered that the replacement conservatory and roof would be a relatively modest alteration to the property which would not adversely affect public or private amenity and is therefore in accordance with Douglas Local Plan and General Policy 2 of the IOM Strategic Plan.
RECOMMENDATION 7.1 Overall, it is concluded that the planning application is in accordance with General Policies 2, of the Isle of Man Strategic Plan 2007
INTERESTED PERSON 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: 14.08.2015
Conditions and Notes for Approval: 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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15/00765/B
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This approval relates to the Location Plan, Site Plan, Photos, and drawing reference numbers 2 and 3 all date stamped as received 8th July, 2015.
I confirm that this decision accords with the appropriate Government Circular delegating functions to the Director of Planning and Building Control.
Decision Made : Permitted Date : 18.08.2015
Determining officer
Signed :...M GALLAGHER..
Michael Gallagher
Director of Planning and Building Control
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