DEC Officer Report

Application No.: 20/01523/B Applicant: Mr & Mrs Keith Sabey Proposal: Replace existing glazed conservatory roof with tiles Site Address: Cushag 10 Shore Road Laxey Isle Of Man IM4 7DE Planning Officer: Mrs Vanessa Porter Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 03.02.2021 _________________________________________________________________

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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

This application has been recommended for approval for the following reason. The proposal is considered to comply with General Policy 2 and Environment Policy 35 of the Isle of Man Strategic Plan 2016 and therefore acceptable

Plans/Drawings/Information; This decision relates to the following plans and drawings, date stamped received on 15th December 2020:

• o Drawing No. 164/77/1
• o Drawing No. 164/77/2
• o Drawing No. 164/77/3 _______________________________________________________________

Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report THE APPLICATION SITE

1.1 The application site is the residential curtilage of Cushag, 10 Shore Road, Laxey which is situated to the north east end of Shore Road near to the car park next to the promenade. THE PROPOSAL - 2.1 The current planning application seeks approval to replace the existing polycarbonate conservatory roof with a modern tiled roof. The proposed tile roof will be finished in Ebony Metrotile lightweight roof tiles to match the existing dwelling.

2.2 To the middle of the roof is a rooflight measuring 800mm x 2800mm. - 2.3 The existing glazing and stone plinth will remain the same.

PLANNING HISTORY

3.1 The previous planning applications are not considered to be specifically material in the assessment of the current application. PLANNING POLICY - 4.1 The site lies within an area zoned as Mixed Use on the Area Plan for the East, Map 7, Laxey.

4.2 Of specific relevance to the assessment of this application is General Policy 2 of the Isle of Man Strategic Plan 2016 which 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;

• n) is designed having due regard to best practice in reducing energy consumption."

4.3 The application site is also within a Conservation Area and as such Environment Policy 35 is a crucial policy: "Within Conservation Areas, the Department will permit only development which would preserve or enhance the character of appearance of the area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development." This echoes the provision of Planning Policy Statement 1/01, policy CA/2, which states: "When considering proposals for the possible development of any land or buildings which fall within the conservation area, the impact of such proposals upon the special character of the area, will be a material consideration when assessing the application.

REPRESENTATIONS

5.1 Highway Services have No Highways Interest in this application (19.01.21).

5.2 No comments have been received from Garff Commissioners at the time of writing this report. 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 of Shore Road and (ii) whether the proposed new roof will preserve or enhance the character or appearance of the Laxey Conservation Area.

6.2 The proposed roof tiles would be similar in appearance to the existing roof of the main house with a roof light through the middle and are likely to provide a constant and unbroken appearance through the side elevation of the property enhancing the overall appearance. It is unlikely that there will be any impact on visual or other amenity from either of the neighbouring properties.

6.3 The existing conservatory sits to the rear of the property and can partially be visible from a public vantage point at Shore Road as such the character of the existing property and streetscene would not be significantly impacted. - 6.4 Overall it is expected that the new roof system will provide the conservatory with a better thermal quality and a more comfortable internal environment throughout both the summer and winter months. It's likely that the energy efficiency of the conservatory will improve.

CONCLUSION

7.1 For the above reasons the proposal is considered to comply with General Policy 2 and Environment Policy 35 of the Isle of Man Strategic Plan 2016 and therefore acceptable. INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:

• (a) the applicant (including an agent acting on their behalf);
• (b) any Government Department that has made written representations that the Department considers material;
• (c) the Highways Division of the Department of Infrastructure;
• (d) Manx National Heritage where it has made written representations that the Department considers material;
• (e) Manx Utilities where it has made written representations that the Department considers material;
• (f) the local authority in whose district the land the subject of the application is situated; and
• (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.

8.2 The decision maker must determine:

• o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed above who should be given Interested Person Status

I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.

Decision Made : Permitted Date: 04.02.2021 Determining officer

Signed : C BALMER Chris Balmer Principal Planner

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