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15/00950/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 15/00950/B Applicant : Mr & Mrs Norman Bell Proposal : Installation of a replacement conservatory roof with light weight roof tiles Site Address : 35 Slieau Whallian Park St Johns Isle Of Man IM4 3JJ
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 35 Slieau Whallian Park, St. Johns. The semi-detached two storey property, is situated at the end of a terrace of 10 similar properties where the rear elevations face north and are set out so that every two subsequent dwellings step forward from the last two properties. Some of the dwellings have attached single storey garages which project from the rear elevation. The orientation and siting of the buildings means that vehicular access is gained from the rear with the front being served by a footpath only. The conservatory is located to the rear of the dwelling-house.
THE PROPOSAL 2.1 Proposed is the replacement of existing polycarbonate conservatory roof with 'Metrolite Grey Pole, lightweight roof ties to match the existing main house roof. The existing conservatory measurers (L)3.5m x (W)3.4m x (H)3.0m. Alterations are being proposed to the roof pitch to give a 5deg pitch pent roof sloping away from the building.
PLANNING HISTORY 3.1 95/00142/B - Alterations to provide conservatory. Approved (31.05.1995)
DEVELOPMENT PLAN POLICIES 4.1 The site is located within an area identified as being Predominantly Residential Use by the St Johns Local Plan. The site is not within a conservation area.
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 Paragraph 8.12.1 of the Isle of Man Strategic Plan states: 'As a general policy, in built up areas not controlled by Conservation Area or Registered Building policies, there will be a general presumption in favour of extensions to existing property where such
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15/00950/B
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extensions would not have an adverse impact on either adjacent property or the surrounding area in general.
REPRESENTATIONS 5.1 Highways Services do not object - 21.08.2015
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: 21.09.2015
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.
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.
This approval relates to drawing reference number JTM-69-P-01 date stamped as received 17th August, 2015.
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15/00950/B
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I confirm that this decision accords with the appropriate Government Circular delegating functions to a Senior Planning Officer.
Decision Made : Permitted
Date: 30.09.2015
Determining officer
Signed :...C BALMER...
Chris Balmer
Senior Planning Officer
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