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15/00919/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 15/00919/B Applicant : Mr & Mrs Michael Bryan Proposal : Replacement of existing glazed conservatory roof with roof tile Site Address : 19 Castle Street Peel Isle Of Man IM5 1AN
Case Officer : Mr Jason Singleton Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Officer’s Report
APPLICATION SITE 1.1 The application site is within the residential curtilage of 19 Castle Street, Peel
THE PROPOSAL 2.1 Proposed is the replacement of existing polycarbonate conservatory roof with 'Metrolite grey slate, lightweight roof ties to match the existing main house. No other alterations are proposed and the roof pitch is not to be altered.
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.
DEVELOPMENT PLAN POLICIES 4.1 In terms of local plan policy, the application site is located within an area designated as being "Mixed Use" and within the "Conservation Area" under the Peel Local Plan, 1989. There is a policy within the Peel Written Statement (Planning Circular 6/89), which is considered specifically material to the assessment of this current planning application - Policy 9.16 states:
"Particular attention will be paid to the alteration or extension of a building within the Conservation Area which must be carried out in a manner sympathetic to the existing building and its setting".
4.2 The Isle of Man Strategic Plan 2007 contains two policies which are considered specifically material 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: (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;
4.3 Environment Policy 35 states:
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15/00919/B
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"Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development".
REPRESENTATIONS 5.1 Peel Town Commissioners have no objection (28/08/15)
ASSESSMENT 6.1 The fundamental issues to consider in the assessment of this planning application are; (i) the impact of the proposed development on the character and appearance of the existing dwelling, (ii) the impact of the proposal on the surrounding area and street scene.
6.2 As 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.
6.3 It is considered that the replacement conservatory 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 General Policy 2 of the IOM Strategic Plan.
RECOMMENDATION 7.1 Overall, it is concluded that the planning application is in accordance with aforementioned General Policies of the Isle of Man Strategic Plan 2007 and is recommended for approval.
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: 18.09.2015
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.
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15/00919/B
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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 the Location Plan, Site Plan and drawing reference numbers JTM-63-P- 01 all date stamped as received 10th August, 2015.
I confirm that this decision accords with the appropriate Government Circular delegating functions to a Senior Planning Officer.
Decision Made : Permitted Date : 18.09.2015
Determining officer
Signed :...C BALMER...
Chris Balmer
Senior Planning Officer
Signed :...
Sarah Corlett
Senior Planning Officer
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