**Document:** DEC Officers Report **Application:** 14/00234/B — Replacement of existing glazed conservatory roof with roof tiles **Decision:** Permitted **Decision Date:** 2014-04-07 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/34348-braddan-3-larch-replacement-conservatory/documents/1088155 --- # DEC Officers Report ### Officer's Report [Table omitted in markdown export] #### 1.0 The Application Site 1.1 The application site is the curtilage of 3 Larch Hill, a two storey detached property situated on the western side of Larch Hill in Douglas. #### 2.0 The Proposal 2.1 The current planning application seeks approval for the replacement of the existing polycarbonate conservatory roof with new grey tiles which would match the roof of the main dwellinghouse. 2.2 The existing conservatory is located at the rear of the main dwellinghouse. #### 3.0 Planning History 3.1 Previously, planning permission was granted for the erection of a conservatory in 1997 under PA 96/01662/B. #### 4.0 Planning Policy 4.1 The application site lies within an area zoned as Predominantly Residential under the Douglas Local Plan 1998. 4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered specifically relevant 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: a) is in accordance with the design brief in the Area Plan where there is such a brief; b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the space around them; c) does not affect adversely the character of the surrounding landscape or townscape; d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; e) does not affect adversely public views of the sea; f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; g) does not affect adversely the amenity of local residents or the character of the locality; h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; i) does not have an adverse effect on road safety or traffic flows on the local highways; j) can be provided with all necessary services; k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and n) is designed having due regard to best practice in reducing energy consumption." ### 5.0 Representations 5.1 At the time of writing there have been no written representations made regarding the current planning application. ### 6.0 Assessment 6.1 The application seeks approval for the installation of a replacement conservatory roof. The main issue to consider in the assessment of the application is the impact upon the character and appearance of the property and surrounding area. 6.2 As the proposed 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 The replacement conservatory roof would be visible from immediate neighbouring properties. The conservatory roof currently in situ is not considered to be especially attractive in design terms and its replacement with a material and colour to match that of the dwelling which will provide a more constant and unbroken appearance than is currently the case and thus enable a more successful integration of the conservatory with the dwelling itself, enhancing the appearance of the dwelling as viewed by the public. ### 7.0 Recommendation 7.1 Overall it is concluded that the planning application accords to the provisions set out in General Policy 2 of the Isle of Man Strategic Plan 2007 For the and is recommended for approval. ### 8.0 Party Status 8.1 The local authority, Douglas Borough Council, is by virtue of the Town and Country Planning (Development Procedure) (No. 2) Order 2013, paragraph 6 (4)(e), considered "interested persons" and as such should be afforded party status. 8.2 The Highway Authority is granted interested party status under the Town and Country Planning (Development Procedure) Order 2013 paragraph 6 (4)(d). ### Recommendation Recommended Decision: Permitted ## Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal - : Notes attached to refusals C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice. C 2. The development hereby permitted shall not be carried out except in full accordance with DRAWING 01 and 02 and 3 x A4 photographs showing the application site received on 27th February 2014. C 3. For the avoidance of doubt, the replacement conservatory roof hereby approved shall be of a colour and material as shown on the photograph detailing the new roof tile date stamped 6th March 2014, unless otherwise agreed in advance with the Planning and Building Control Division. I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer. Decision Made : Permitted Date : 5/4/14 ### Determining officer (delete as appropriate) Signed : _________________________ Chris Balmer Senior Planning Officer Signed : _________________________ Michael Gallagher Director of Planning and Building Control Signed : _________________________ Sarah Corlett Senior Planning Officer Signed : _________________________ Jennifer Chance Development Control Manager --- *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/34348-braddan-3-larch-replacement-conservatory/documents/1088155*