**Document:** Officer Report **Application:** 16/01067/B — Removal of existing conservatory and creation of proposed sunroom. **Decision:** Permitted **Decision Date:** 2016-11-25 **Parish:** Andreas **Document Type:** report / officer_report **Source:** https://planningportal.im/a/20636-andreas-larivane-meadows-conservatory/documents/1005607 --- # Officer Report **Application No.:** 16/01067/B **Applicant:** Mr Brian Howland **Proposal:** Removal of existing conservatory and creation of proposed sunroom. **Site Address:** 25 Larivane Meadows Andreas Isle Of Man IM7 4JE Case Officer : Mr Jason Singleton **Photo Taken:** 16.11.2016 **Site Visit:** 16.11.2016 **Expected Decision Level:** Officer Delegation Officer’s Report APPLICATION SITE 1.1 The application site is the residential curtilage of no. 25 Larivane Meadows Andreas. The property is a semi - detached bungalow which sits on the north east part of Larivane Meadow. At the rear of the property is a conservatory with views out towards the fields behind the dwellinghouse. THE PROPOSAL - 2.1 Proposed is the demolition of the existing hipped roof conservatory measuring 2.6m long x - 3.5m deep x 2.8m high and the erection of a proposed extension / sunroom into the rear garden. The new extension would measure 3.7m wide x 4.9m long x 3.5m high to the ridge, under a pitched roof. The proposal would create an additional 18m2 and would create a sunroom leading off the living room. The extension would feature a set of concertina doors on the west elevation leading out into the garden area. There are no windows proposed on the east elevation adjacent to the neighbouring property no.27. PLANNING HISTORY 3.1 03/01380/B - Erection of a conservatory to rear elevation, Approved. DEVELOPMENT PLAN POLICIES - 4.1 In terms of local plan policy, the application site is located within an area designated as being predominantly residential under the Isle of Man Development Plan 1982. 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 extensions would not have an adverse impact on either adjacent property or the surrounding area in general. REPRESENTATIONS 5.1 Andrea Parish Commissioners and Highways Services have no objection (05/11/16 & 29/10/16) 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 The proposed works are to the rear of the property and not readily visible from the street scene and the scale of the proposals would not be considered to have a detrimental impact on the existing property. The extra increase into the garden area would still leave a large proportion of the grassed area intact. - 6.3 The proposed extension would not exacerbate the current situation with regard to overlooking towards the neighbours as it is only single storey with a 2.0m high fence between the neighbouring properties. Either way given this extension is to replace a conservatory it is considered to have a neutral effect in this instance. With that said, it is considered that the proposed extension would respect the main dwellinghouse in terms of the siting, layout and scale. The design and form of the extension would be finished to match the existing dwelling in terms of appearance, character and the materials used would complement the dwelling house. 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 2016 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: 22.11.2016 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 drawings submitted on the 15th September 2016 referenced; 16/2567/01 and 16/2567/02. I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation. Decision Made : Permitted Date: 24.11.2016 Determining officer Signed : S CORLETT Sarah Corlett Senior Planning Officer ## Customer note ## This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records. --- *Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).* *Canonical page: https://planningportal.im/a/20636-andreas-larivane-meadows-conservatory/documents/1005607*