**Document:** Officer Report **Application:** 17/00264/B — Rebuilding of conservatory, replacement kitchen extract cowl and new pergola in garden **Decision:** Permitted **Decision Date:** 2017-04-06 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/22188-braddan-cat-with-replacement-conservatory/documents/1020398 --- # Officer Report **Application No.:** 17/00264/B **Applicant:** Heron & Brearley Ltd **Proposal:** Rebuilding of conservatory, replacement kitchen extract cowl and new pergola in garden **Site Address:** Cat With No Tail Hailwood Court Douglas Isle of Man IM2 7EA Case Officer : Mr Jason Singleton **Expected Decision Level:** Officer Delegation Officer’s Report APPLICATION SITE 1.1 The site represents the curtilage of "The Cat With No Tail" Public House, located on the corner of Johnny Watterson's Lane and Hailwood Avenue. To the northeast of the site there is a car park and various businesses in Hailwood Court. To the south of the site is Fuchsia Court. There are open fields to the east of Johnny Watterson's Lane. THE PROPOSAL - 2.1 Proposed is the rebuilding of the conservatory, the installation of a kitchen extract cowl to replace the existing and the construction of a new pergola in the current garden area. 2.2 The existing conservatory is to be rebuilt with icotherm high insulation lightweight roof tiles finished in a pewter grey and the relocation of the entrance doors from the south east elevation to the south west elevation leading into the garden area. - 2.3 The replacement kitchen cowl would be mounted in lieu of the existing and would be a jet cowl in galvanised steel measuring 1.8m high and 900 dia. Fixed against the building. - 2.4 The pergola in the garden area would be constructed from timber, approximately 2.6m high with surrounding planting to be beech hedge between 1.2m and 1.8m high ## PLANNING HISTORY 3.1 16/00622/B - Demolition of existing conservatory and installation of windows and doors into existing apertures. Approved. This application was for the demolition of the conservatory and installation of new windows and doors into the existing apertures. This will result in two windows and a patio door being visible. The proposed windows match the existing and the patio door matches the windows in colour and material (white upvc). 3.2 96/01041/B sought permission for the erection of the conservatory. Approved. DEVELOPMENT PLAN POLICIES - 4.1 In terms of land use designation the application site is located within a wider area of land that is designated as predominantly residential use under the Douglas Local Plan Order 1998. The site is not within a Conservation Area. 17/00264/B Page 1 of 4 4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains one policy that is considered specifically material to the assessment of this current planning application. General Policy 2 states (in part): "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; REPRESENTATIONS 5.1 Douglas Borough Council has no objection (20/03/17) 5.2 Highways Services do not object (28.03.17) ASSESMENT 6.1 The fundamental issues to consider in the assessment of this planning application are; the impacts of the proposal on the building and whether the proposal would cause any adverse visual impacts on the surrounding area. 6.2 As the proposed conservatory roof tiles would match the existing roof tiles of the main building 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 erection of a pergola and installation of beech hedging would be a relatively modest alteration to the property which would not adversely affect public amenity. - 6.4 The replacement kitchen extract would be mounted against the wall and whilst it would be visible and larger than the existing it would be read in conjunction with the building and is not to be considered harmful to the building or the surrounding area. 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: - (a) The applicant, or if there is one, the applicant's agent; - (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested; - (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material - (d) Highway Services Division of Department of Infrastructure and - (e) The local authority in whose district the land the subject of the application is situated. ## Recommendation Recommended Decision: Permitted 17/00264/B Page 2 of 4 Date of Recommendation: 03.04.2017 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 referenced 1615-CT-101, 1707-CT-100 and 1707-CT-200B date stamped 3rd March 2017. 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: 05.04.2017 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. 17/00264/B Page 3 of 4 ## 17/00264/B Page 4 of 4 --- *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/22188-braddan-cat-with-replacement-conservatory/documents/1020398*