**Document:** Planning Officer Report **Application:** 13/00160/B — Roofing works to existing conservatory **Decision:** Permitted **Decision Date:** 2013-03-21 **Parish:** Michael **Document Type:** report / officer_report **Source:** https://planningportal.im/a/4000-ballaugh-coan-buigh-conservatory-roof/documents/1288598 --- # Planning Officer Report Case Officer: Miss Melissa McKnight Photo Taken: Site Visit: Expected Decision Level: Officer Delegation ## Officer's Report ### The Application Site 1. The application site is the residential curtilage of Coan Buigh, a two storey detached property with a sited on the southern side of the A3 Rheynn Cullyn, Ballaugh located to the east of Ballaugh Village. ### The Proposal 2. The planning application seeks the approval of the replacement of existing polycarbonate conservatory roof with blue/grey slates to match those of the main dwellinghouse. 3. The existing conservatory is at the rear of the existing dwelling. ### Planning History 4. The application site has been the subject of two previous planning applications which were granted planning permission and considered materially relevant to the assessment of this current planning application: PA 09/00774/B: Erection of a conservatory to rear elevation PA 07/01720/B: Alterations and erection of extensions comprising is the removal of existing extensions on the rear elevation of the property and the construction of a new extension consisting of two two-storey sections either side of a one-storey section, the erection of a storm porch on the west end of the proposed new extension in place of an existing glazed porch and the re-arrangement of the fenestration on the front, north facing side of the property. ### Planning Policy 5. In terms of local plan policy, the application site is within an area designated as part Woodland and part Area of High Landscape or Coastal Value and Scenic Significance under the Isle of Man Planning Scheme (Development Plan) Order 1982. [Table omitted in markdown export] 6. In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains four policies that are considered specifically material to the assessment of this current planning application: General Policy 3 states: Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of: a) essential housing for agricultural workers who have to live close to their place of work (Housing Policies 7, 8, 9 and 10); b) conversion of redundant rural buildings which are of architectural, historical, or social value and interest (Housing Policy 11); c) previously developed land which contains a significant amount of buildings where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environmental and where the development proposed would result in improvements to the landscape or wider environment d) the replacement of existing rural dwellings (Housing Policies 12, 13 and 14); e) location-dependant development in connection with the working of minerals or the provision of necessary services; f) building and engineering operations which are essential for the conduct of agriculture or forestry; g) development recognised to be of overriding national need in land use planning terms and for which there is no reasonable and acceptable alternative; and h) buildings or works required for interpretation of the countryside, its wildlife or heritage." Environment Policy 1 states: "The countryside and its ecology will be protected for its own sake. For the purposes of this policy, the countryside comprises all land which is outside the settlements defined in Appendix 3 at A.3.6 or which is not designated for future development on an Area Plan. Development which would adversely affect the countryside will not be permitted unless there is an overriding national need in land use planning terms which outweighs the requirement to protect these areas and for which there is no reasonable and acceptable alternative". Environment Policy 2 states: "The present system of landscape classification of Areas of High Landscape or Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that: a) the development would not harm the character and quality of the landscape; or b) the location for the development is essential." Environment Policy 3 states: Development will not be permitted where it would result in the unacceptable loss of or damage to woodland areas, especially ancient, natural and semi-natural woodlands, which have public amenity or conservation value." ## Representations 7. At the time of writing there have been no written representations made regarding the current planning application. 8. The level and scale of development proposed within this planning application are considered to be relatively modest and not judged to cause harm to the enjoyment of the main dwellinghouse or considered to harm the character and quality of the landscape and wider surrounding area. The proposed replacement of the conservatory roof with tiles to match the main dwellinghouse is deemed to enhance the appearance of the dwelling. 9. Overall it is concluded that the planning application accords with the provisions of General Policy 3, Environment Policy 1, Environment Policy 2, and Environment Policy 3 of the Isle of Man Strategic Plan 2007. ## Recommendation 10. It is recommended that the planning application be permitted. ### Party Status 11. The local authority, Ballaugh Parish Commissioners, is by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5)(d), considered "interested persons" and as such should be afforded party status. ### Recommendation Recommended Decision: Permitted Date of 18.03.2013 Recommendation: 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. This approval for the replacement of the existing conservatory roof with blue/grey slates relates to the Location Plan, drawing No. DT/1/13, and photograph detailing the exsting conservatory at date stamped 19th February 2013. 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:** 2023.12.13 **Determining officer (delete as appropriate)** Signed: __________________________ Signed: __________________________ Sarah Corlett Anthony Holmes Senior Planning Officer Senior Planning Officer Signed: __________________________ Signed: __________________________ Jennifer Chance Michael Gallagher Director of Planning and Building Control 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/4000-ballaugh-coan-buigh-conservatory-roof/documents/1288598*